土地產權複雜以及坵塊零碎細小，是臺灣土地市場的常態。許多理論皆指出：土地所有 權細分，容易阻礙後續的土地整合與開發。也有文獻認為：在土地整合過程中，擁有較小面 積的地主傾向採取較高的要價策略，因為小地主預期個人的要價策略對開發總成本、以及開 發是否能夠成功影響很小。另一方面，擁有較大面積的地主則傾向採取較低的要價策略，因 為大地主預期個人的要價策略對開發總成本、以及開發是否能夠成功有很大影響。如果土地 所有權細分確實阻礙有益社會的土地開發，將會造成稀少性土地資源的低度、不效率利用。 土地產權複雜及坵塊整合困難既然是臺灣普遍面臨的現象，依據上述理論的推測，臺灣的土 地容易產生不效率的低度利用。前述土地產權複雜可能導致的資源無效率利用，自然是實證 及政策上的重要課題。雖然不乏理論上的推測，然而卻少有檢視土地產權與土地開發間關係 的實證研究。臺灣的不動產登記制度相當完整，翔實記錄了土地與建物的歷史，提供檢視前 述理論關係完整的資料庫。本研究預計透過土地登記簿謄本及建物使用執照存根，建立衡量 土地產權總體以及個體複雜度的指標。接著透過土地產權異動的歷程以及建物興建的時間、 規模，了解土地產權複雜度與土地整合和土地開發間的關係。 Fragmented ownerships on land parcels are commonplace all over Taiwan. Numerous theories suggest that fragmentation of land ownership is liable to become the obstacles to the later assembly of contiguous parcels and land development. Other studies also predict that in the process of assembling land, owners of a small plot tend to ask for a higher price. Small landowners are likely to regard their shares insignificant in affecting the final outcomes of land development. In contrast, large landowners who own a larger share of development areas tend to take a more passive pricing strategy. They realize the price they ask for will to a significant extent determine the success or failure of development project. All these arguments naturally lead to the conclusion that fragmented land ownership tends to prolong the duration of land assembly and deter land development. If land parcels are therefore prevented from transferring into a more efficient use, resources will be inefficiently under used. The above underuse of land resources is resulting from the individual owners’ exercise of right of exclusion in that any single parcel of land is needed for a development project. This gridlock is called tragedy of the anticommons in contrast to tragedy of the commons. Despite of its richness in theoretical discussion, very little empirical evidence has been provided. One of the possibilities for this would be the lack of proper data. Taiwan is fortunate to have a solid system of registration in land titles. This study plans to analyse two areas of land readjustment in Taipei with a particular focus on the changes of land titles throughout land development within scheme areas. We aim to examine empirically, through a variety of regression models, the effects of fragmented land ownership on land assembly and land development. This study is not only able to test the popular anticommons arguments, but would also be able to offer some sensible policy recommendations.