桃園市自民國 103 年升格為直轄市以來，雖累積龐大老舊住宅更新需求，都市更 新核定案量於六都中相對偏低。本研究於低租隙市場結構之脈絡下，系統評估現行都 市更新政策工具之效力邊界，並就結構性根源與政策調整方向提出診斷與建議。 本研究採質性研究取向，結合深度訪談、個案研究與文獻分析三種方法，並引用 Neil Smith 之租隙理論建構「低租隙脈絡」之診斷框架。訪談對象涵蓋專家學者、公部 門承辦人員、開發商與住戶代表共九位；個案研究則以桃園市光峰、金山、正光花園 新城三案為分析對象。 研究獲致以下核心發現。其一，桃園都更長期低成案並非政策推動力度不足，而 是「結構性低租隙＋政策工具設計預設高房價環境」交互作用所致之系統性結果。其 二，三個案揭示桃園都更困境之三種端點型樣態：光峰社區揭示「個案財務試算—可 實現之分回條件」之三層落差；金山社區揭示「政策工具齊備、物理性限制無解」之 制度空白實證；正光花園新城揭示「公辦＋防災＋房價提升」三軌組合之突破機制。 其三，現行三項政策工具於桃園市場條件下呈現層次性政策光譜——容積獎勵為「基 礎誘因」、公辦都更為「關鍵突破工具」、擴大自主政策為「輔助工具」。 基於上述發現，本研究就桃園都更之政策定位與制度空白提出五項政策建議，其 核心精神為承認現行政策工具於桃園市場條件下之效力邊界，透過執行方式之差異化 調整填補制度空白，而非追求結構性參數之根本改革。;Since being upgraded to a special municipality in 2014， Taoyuan City has accumulated substantial urban renewal demand yet ranks among the lowest in approved cases among the six special municipalities. Situating the analysis within a low rent gap market context， this study evaluates the effectiveness boundaries of current urban renewal policy tools and offers diagnostic assessments and policy adjustment directions. The study adopts a qualitative approach combining in-depth interviews (nine key actors including academic experts， public-sector officials， a developer， and residents)， case studies (three Taoyuan cases: Guangfeng， Jinshan， and Zhengguang Garden New Town)， and literature analysis， drawing upon Neil Smith′s Rent Gap Theory (1979， 1987) to construct its analytical framework. Three core findings emerge. First， Taoyuan′s low approval rate is a systemic outcome arising from the interaction between structurally low rent gaps and policy tools designed under the implicit assumption of a high housing price environment. Second， the three cases represent three archetypal patterns: Guangfeng illustrates a three-layer gap between case-level financial calculations and achievable rights redistribution; Jinshan demonstrates an institutional void where policy tools are in place yet physical constraints remain unresolved; Zhengguang Garden New Town exemplifies a breakthrough through the three-track combination of government-led implementation， disaster-prevention incentives， and housing price appreciation. Third， the three policy tools form a hierarchical spectrum—floor area ratio incentives as the foundational incentive， government-led urban renewal as the key breakthrough tool， and the expanded self-implementation policy as an auxiliary tool. Based on these findings， this study proposes five policy recommendations centered on acknowledging current policy positioning and filling institutional voids through differentiated implementation adjustments， rather than pursuing fundamental structural reforms.
