都市更新不僅是舊建物拆除，在城鄉蛻變發展過程中，住戶透過重建更新期待改善居住品質，實施者付出心力整合土地，希透過都市更新獲得對等利潤，政府端積極推動房屋政策，創造公共利益與經濟效益。為探討都市更新重建過程中對實施者的關鍵成功影響因素，經由實際執行中或完成案例彙整進行分析，依文獻回顧之理論基礎，並運用層級分析法 (AHP) 和重要性-績效表現分析法 (IPA)，關鍵因子的發生頻率、優先考量之權重、暨其對應的累計工程造價比率之間的樞紐關聯性進行探討。
分析結果顯示都市更新成功關鍵首重為「整合面」；過程中實施者應優先重視「住戶同意比率>90%」、「產權複雜程度(公私夾雜)」、「建物採用綠建築」、「容積獎勵>30%(含容積移轉)」與「案件審議時程冗長」等關鍵考量因素，透過實施者的專業性，提供住戶更新後住宅願景，取得住戶信任以提高同意比率。此外，都市更新重建事項仍需仰賴政府管理單位的支援協助，由政府、實施者與地主三方齊心，突破都更困境順利推動都市更新重建。本文從實施者角度評述促使都市更新成功的重點管理要項，能讓未來實施者節省規劃資源成本，聚焦在影響都市更新建案成功的關鍵環節，當實施者順利協助居民完成住宅重建獲取應得利益後，也能將經驗知識周而復始地注入社區住宅更新重建，推動市容再造。

Urban renewal is not only the demolition of old buildings but also to sustain the community development. In the process of urban and rural transformation and development, residents expect to improve their living quality through reconstruction and renewal, implementers put in their efforts to consolidate land and hope to obtain equivalent profits through urban renewal, and the government actively promotes housing policies to create public interest and economic benefits. In order to explore the critical success factors that influence the implementors in the process of urban renewal and reconstruction, based on the theoretical basis through literature review, we analyze the key factors by compiling actual cases of ongoing or completed projects, and applied the Analytic Hierarchy Process (AHP) and Important-Performance Analysis (IPA), to investigate the pivotal correlation among the occurrence frequency and priority weight of key factors and their corresponding cumulative cost ratios of construction projects.
The results of the analysis revealed that the critical success factors urban renewal is the "integration aspect"; the implementer should prioritize the key factors such as " consent ratio of residents > 90%", "complexity of property rights (public-private mix)", "green building", "capacity incentive > 30% (including capacity transfer)", and "lengthy project review process". Through the professionalism of the implementers, they can provide the vision of the renewed housing to gain residents’ trust and increase the consent ratio. In addition, urban renewal and reconstruction projects still need to rely on the support and assistance of government management units and the concerted efforts of the government, implementers and landowners to break through the difficulties and promote smooth operation. This paper reviews the key management issues that contribute to the success of urban renewal from the implementer's perspective, so that future implementers can save planning resources and focus on the key aspects that affect the success of urban renewal projects. When the implementers have successfully assisted residents in completing housing reconstruction and obtain the due benefits, they can also inject their experience and knowledge into the housing renewal and reconstruction of their neighborhoods to advance urban renewal.

[1]柯于璋, "我國都市更新利益與分配正義之研究," 都市與計劃, vol. 46, no. 3, pp. 221-247,
2019.
[2]Y. S. Wang, J. F. Li, G. L. Zhang, Y. K. Li, and M. H. Asare, "Fuzzy evaluation of
comprehensive benefit in urban renewal based on the perspective of core
stakeholders," Habitat International, vol. 66, pp. 163-170, Aug 2017.
[3]黃國榮, "都市更新權利變換估價問題與權益分配之探討," 地政研究所, 國立政治大學, 2011.
[4]D. W. Brinkerhoff and J. M. Brinkerhoff, "Public–private partnerships:
Perspectives on purposes, publicness, and good governance," Public administration
and development, vol. 31, no. 1, pp. 2-14, 2011.
[5]L. Liu and Z. Xu, "Collaborative governance: A potential approach to preventing
violent demolition in China," Cities, vol. 79, pp. 26-36, 2018.
[6]陳玉嬌, "都市更新之公共利益與更新過程民眾忍受程度之研究," 物業管理學報, vol. 12, no. 1,
pp. 13-26, 2021.
[7]高伊葦, "都市更新會造成周圍地區住宅價格上漲嗎? -台北市都市更新價格外溢之探討," 地政研究
所, 國立政治大學, 2015.
[8]X. L. Chu, Z. J. Shi, L. C. Yang, and S. J. Guo, "Evolutionary Game Analysis on
Improving Collaboration in Sustainable Urban Regeneration: A Multiple-Stakeholder
Perspective," Journal of Urban Planning and Development, vol. 146, no. 4, p.
04020046, Dec 1 2020.
[9]H. W. Zheng, G. Q. Shen, and H. Wang, "A review of recent studies on sustainable
urban renewal," Habitat International, vol. 41, pp. 272-279, 2014.
[10]S. Yildiz, S. Kivrak, A. B. Gultekin, and G. Arslan, "Built environment design -
social sustainability relation in urban renewal," Sustainable Cities and Society,
vol. 60, p. 102173, Sep 2020.
[11]S.-H. Lin et al., "Evaluating the sustainability of urban renewal projects based
on a model of hybrid multiple-attribute decision-making," Land Use Policy, vol.
108, p. 105570, Sep 2021.
[12]蔡育新, 徐嘉信, 王絢, and 林家靖, "因應氣候變遷之都市街區規劃設計策略與永續「共效益」-
建物重建階段," 都市與計劃, vol. 48, no. 1, pp. 27-48, 2021.
[13]C. Couch and A. Dennemann, "Urban regeneration and sustainable development in
Britain: The example of the Liverpool Ropewalks Partnership," Cities, vol. 17,
no. 2, pp. 137-147, 2000.
[14]江中信, 都市更新法理與實務. 詹氏書局, 2009/12/08.
[15]李宗旻, "民眾自力更新策略之研究," 臺北科技大學建築與都市設計研究所, 國立臺北科技大學,
2010.
[16]賴宗炘, "都市更新課題探討與策略研擬," 土地問題研究季刊, vol. 10, no. 1, pp. 85-105,
2011.
[17]陳慶同, "都市更新案整合成功必要因素研究," 經營管理碩士學程(EMBA), 國立政治大學, 2017.
[18]邊泰明, 彭佩瑩, and 陳玉嬌, "信任、互惠與都市更新合作意願相關性之研究," 住宅學報, vol.
26, no. 1, pp. 1-29, 2017.
[19]鄭旭劭, "探討都市更新條例第25條之1實施方式-以臺北市都市更新案例為中心," 會計資訊與法律
數位學習碩士在職專班, 國立中正大學, 2015.
[20]麥怡安, "我國都市更新權利變換制度之研究-以實施者與土地權利人間權益分配問題為中心," 地
政研究所, 國立政治大學, 2009.
[21]胡海豐, "都市更新、建築容積移轉與獎勵的經濟效率性," 建築學報, no. 93, pp. 105-124,
2015.
[22]楊雅雯, "臺北市民眾自主更新操作問題之探討," 建築與都市設計研究所, 國立臺北科技大學,
2012.
[23]邊泰明, "都市更新-困境與信任," 經濟前瞻, no. 131, pp. 97-102, 2010, doi:
10.30071/eob.201009.0018.
[24]葉克濟, "都市更新權利關係人參與都更重建考慮因素之研究-以台北市南港區南港段一小段527等四
筆地號土地為例," 建築與都市計畫學系, 中華大學, 2021.
[25]宋伊凡, "影響更新單元重建成功之因素探討-以臺北市重建區段為例," 地政學系碩士在職專班, 國
立政治大學, 2019.
[26]胡仁發, "都市更新成敗關鍵因素之探討," 企業管理系(所), 國立臺北商業大學, 2022.
[27]廖乙勇 and 陳錦賜, "台北市整建住宅社區網絡建構之研究," 香港社會科學學報, vol. 31, p.
97, 2006.
[28]李世雄, "都更重建事業實施過程中不動產價值之變化－從權利變換估價制度與程序中探索," 土地
問題研究季刊, vol. 15, no. 3, pp. 128-135, 2016.
[29]黃國義, "解說區分所有建物造價與地價的構成比關係－都市更新權利變換估價," 土地問題研究季
刊, vol. 16, no. 2, pp. 98-114, 2017.
[30]翁美秋, "地主參與都市更新意願與期望之調查–以台北市萬華區為例," 建築及都市設計學系碩士在
職專班, 中國文化大學, 2014.
[31]方定安, "台北市捷運車站地區都市更新策略之研究," 建築及都市計畫研究所, 中國文化大學,
2010.
[32]杜國源, "都市更新事業之實踐與問題探討," 中華民國律師公會全國聯合會, vol. 12, no. 9,
pp. 79-85, 2008.
[33]李世雄, "探索民間推動住宅型都市更新的問題與障礙," 土地問題研究季刊, vol. 16, no. 2,
pp. 115-122, 2017.
[34]Z. Alias, E. M. A. Zawawi, K. Yusof, and N. Aris, "Determining critical success
factors of project management practice: A conceptual framework," Procedia-Social
and Behavioral Sciences, vol. 153, pp. 61-69, 2014.
[35]何芳子, 日本都市再生密碼2.0. 旭采文化 2012.
[36]林美緒, "文化創意產業與都市再生-以東京六本木為例," 臺灣經濟研究月刊, vol. 33, no. 7,
pp. 86-92, 2010, doi: 10.29656/term.201007.0011.
[37]張翠芳 and 謝靜琪, "中國大陸推動舊城改造之挑戰," 土地問題研究季刊, vol. 7, no. 1, pp.
65-76, 2008, doi: 10.29604/bgyy.200803.0005.
[38]A. C. Boynton and R. W. Zmud, "An assessment of critical success factors," Sloan
management review, vol. 25, no. 4, pp. 17-27, 1984.
[39]C. V. Bullen and J. F. Rockart, "A primer on critical success factors," 1981.
[40]T. H. Jung, J. Lee, M. H. Yap, and E. M. Ineson, "The role of stakeholder
collaboration in culture-led urban regeneration: A case study of the Gwangju
project, Korea," Cities, vol. 44, pp. 29-39, 2015.
[41]莊孟翰, "檢視當前都市更新與危老重建政策之利弊得失," 土木水利, vol. 47, no. 5, pp. 42-
49, 2020, doi: 10.6653/MoCICHE.202010_47(5).0009.
[42]鄒雪娥, "建築商開發都市更新案之成功關鍵因素," 經營管理碩士學程(EMBA), 國立政治大學,
2011.
[43]李世雄, "影響都市更新事業實施之關鍵因素分析 : 以臺北市中正區某整建住宅都更案為例," 地政
學系碩士在職專班, 國立政治大學, 2018.
[44]吳秉蓁, "都市更新容積獎勵對開發時機的影響," 地政學系, 國立政治大學, 2000.
[45]李建佑, "居民參與都市更新意願之影響因素探討:理論與實證證據," 土木工程學研究所, 國立臺灣
大學, 2016.
[46]王耀星, "影響都市更新推動成效因素之探討－以台北市都市更新為例," 全球經營與策略研究所, 國
立臺灣師範大學, 2012.
[47]張金鶚, 張金鶚的都市更新九堂課. 方智, 2011.
[48]賴世剛, 江渾欽, and 彭建文, "大型、分享式不動產數位資料庫系統的規劃與建置－以台北市為
例," 臺灣土地研究, vol. 10, no. 2, pp. 67-93, 2007, doi:
10.6677/jtlr.200711_10(2).0004.
[49]王春和 and 唐麗英, EXCEL和基礎統計分析：學統計輕鬆上手，掌握資料分析，前進大數據時代.
五南文化事業, 2019/04/25.
[50]T. L. Saaty, "Applications of analytical hierarchies," Mathematics and Computers
in Simulation, vol. 21, no. 1, pp. 1-20, 1979.
[51]T. L. Saaty, "Decision-making with the AHP: Why is the principal eigenvector
necessary," European journal of operational research, vol. 145, no. 1, pp. 85-91,
2003.
[52]G. K. Lee and E. H. Chan, "The analytic hierarchy process (AHP) approach for
assessment of urban renewal proposals," Soc. Indic. Res., vol. 89, no. 1, pp.
155-168, 2008.
[53]S. W. Lee and K. Xue, "An integrated importance-performance analysis and modified
analytic hierarchy process approach to sustainable city assessment,"
Environmental Science and Pollution Research, vol. 28, no. 44, pp. 63346-63358,
2021.
[54]J. A. Martilla and J. C. James, "Importance-performance analysis," Journal of
marketing, vol. 41, no. 1, pp. 77-79, 1977.
[55]J. Esmailpour, K. Aghabayk, M. A. Vajari, and C. De Gruyter, "Importance–
Performance Analysis (IPA) of bus service attributes: A case study in a
developing country," Transportation Research Part A: Policy and Practice, vol.
142, pp. 129-150, 2020.
[56]A. Das and T. Basu, "Assessment of peri-urban wetland ecological degradation
through importance-performance analysis (IPA): A study on Chatra Wetland, India,"
Ecological Indicators, vol. 114, p. 106274, July 2020.
[57]E. Lee, "Indoor environmental quality (IEQ) of LEED-certified home: Importance-
performance analysis (IPA)," Building and Environment, vol. 149, pp. 571-581,
2019.
[58]S. W. Lee, C. W. Seow, and K. Xue, "Residents' Sustainable City Evaluation,
Satisfaction and Loyalty: Integrating Importance-Performance Analysis and
Structural Equation Modelling," Sustainability, vol. 13, no. 12, p. 6766, Jun
2021.