We construct an analytical model for explaining the household’s intrametropolitan mobility and housing choice behavior based on the viewpoints of housing consumption disequilibrium and adjustment. In our models, the households’ consumption for housing is divided into two dimensions as neighborhood services and housing unit services, and the indifference map is utilized to analyze the reasons for moving. Two housing sub-markets are defined and incorporated into the indifference map to explain the household’s corresponding adjustment for housing consumption, in which the trade-off relationship is hypothesized to exist between neighborhood services and dwelling unit services. The movers within Taipei Metropolitan Area are selected from the data set, “Internal Migration Survey in Taiwan Area”, for testing the hypothesis. Taipei Metropolitan Area is divided into two neighborhood sub-markets according to their quality, and two types of housing tenure are used to representing the dwelling unit services of different quality. By comparing the movers’ home ownership probabilities (estimated by using Probit model) in different neighborhood sub-markets, the hypothesis can thus be tested. The empirical results indicate that those who moved from a better neighborhood sub-market to a worse one, might have higher probability to consume more housing unit services, which supports the hypothesis to some extent.

Directorate-General of Budget, 2003, REPORT ON THE SURVEY OF FAMILY INCOME AND EXPENDITURE IN TAIWAN AREA OF REPUBLIC OF CHINA, 2002, Taipei: Directorate-General of Budget, Accoounting and Statistics, Executive Yuan.

Directorate-General of Budget, 2003, 91 Republic of China on Taiwan, the annual survey of domestic migration, Taipei: Directorate-General of Budget, Accoounting and Statistics, Executive Yuan.

HUA,CHING-CHUN, 1999, The Price-Volume Relationship in Housing Market, PHD thesis,Department of Land Economics, National Chengchi University.

SUN,CHING-SHAN, 1983, The Structuring of Intra-Urban Residential MovementM ournal of Population Studies, 6: 1-34, Taipei: Population Studies Center, NTU.

KAO,MENG-TING, 1987, Residential Environment Choice Behavior, Department of Civil Engineering & Engineering Informatics, National Taiwan University.

CHEN,HSIN-YI,I、CHEN,YEN-CHUNG, 2002, Taipei metropolitan area definition and residential sub-market housing price changes observed.

CHEN,SHU-MEI、 Chang Chin-Oh, 1999, Mobility decision of Extended Families in Taipei.

CHEN,SHU-MEI、 Chang Chin-Oh, 2002, Household Mobility Decision and Moving Path Choice —An Empirical Study of Taipei City and Taipei County, Journal of Housing Studies，11(1)：1-22。.

CHEN,SHU-MEI、 Chang Chin-Oh、Chien-Liang Chen, 2003.

CHEN,KUAN-CHENG, 1981, Taipei metropolitan area's population distribution and change, Journal of Population Studies，5：51-70。.

Chang Chin-Oh、Lin Chiu-Chin, 1999, Integrated Residential Information System Planning and Research, Construction and Planning Agency of the Interor.

TSENG,HUAN-TANG, 1984, Mobile home living environment and Intention, Master thesis, Department of Bio-industry Communication and Development, National Taiwan University.

Council for Economic Planning and Development, 1989, Home behavior of the Taipei metropolitan area residents Empirical Study, Council for Economic Planning and Development.

HSIUNG,JUI-MEI, 1988, Population movements _ theory, data measurement and policy.

Liu Hsiao-Lan、LIU,NIEN-HUA, 1995, Taipei metropolitan area population characteristics of moving.

Journal of Housing Studies，6：27-48.

Hsueh Li-Min、TSENG,HSI-PENG, 2000, Rate of internal migration in Taiwan city relationship with the Empirical Study of residential market, Journal of Housing Studies，9(2)：79-97。.

Arimah, B. C.(1997).The Determinants of Housing Tenure Choice in Ibadan, Nigeria.Urban Studies,34(1),105-124.

Bourassa, S. C.(1995).A Model of Housing Tenure Choice in Australia.Journal of Urban Economics,37,161-175.

Bourassa, S. C.(1994).Gender, Marital Status, and Homeownership in Australia.Journal of Housing Economics,3,220-239.

Bourassa, S. C.(1994).Immigration and Housing Tenure Choice in Australia.Journal of Housing Research,5(1),117-137.

Brown, D. L.,E. G., Moore(1970).The Intraurban Migration Process: A Perspective.Geografiska Annaler,52,1-13.

Brummell, A. C.(1979).A Model of Intraurban Mobility.Economic Geography,55,338-352.

Clark, W. A. V.,J. L., Onaka(1983).Life Cycle and Housing Adjustment as Explanations of Residential Mobility.Urban Studies,20,47-57.

Goodman, A. C.(1981).Housing Submarkets within Urban Areas: Definition and Evidence.Journal of Regional Science,23,541-546.

Goodman, A. C.,T. G., Thibodeau(1998).Housing Market Segmentation.Journal of Housing Economics,7,121-143.

Grave, P.(1983).Migration With a Composite Amenity: The Role of Rents.Journal of Regional Science,23,541-546.

Hanushek, E. A.,J. M., Quigley(1978).An Explicit Model of Intra-Metropolitan Mobility.Land Economics,54(4),411-429.

Hsueh, L. M.(2000).The Relationship between Housing Price, Tenure Choice and Saving Behavior in Taiwan.International Real Estate Review,3(1),11-33.

Hsueh, L. M.,H. L., Chen(1999).An Analysis of Home Ownership Rate Changes in Taiwan in the 1980s.Asian Economic Journal,13(4),367-388.

Lancaster, K.(1966).A New Approach to Consumer Theory.Journal of Political Economy,74,132-157.

Maclennan, D.,Y., Tu(1996).Economic Perspectives on the Structure of Local Housing Systems.Housing Studies,11(3),387-406.

Maddala, G. S.(1983).Limited-Dependent and Qualitative Variables in Econometrics.Cambridge University Press.

Rossi, P. H.(1955).Why Families Move: A Study in the Social Psychology of Urban Residential Mobility.Glencoe, Illinois:the Free Press.

Rothenberg, J.,G. C., Galster,R. V., Butler,J. R., Pitkin(1991).The Maze of Urban Housing Markets: Theory, Evidence, and Policy.The University of Chicago Press.

Shefer, D.(1986).Utility Changes in Housing and Neighborhood Services for Household Moving into and Out of Distressed Neighborhoods.Journal of Urban Economics,19,107-124.

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Spain, D.(1990).The Effect of Residential Mobility and Household Composition on Housing Quality.Urban Affairs Quarterly,25(4),659-683.

Speare, A. Jr.(1974).Residential Satisfaction as an Intervening Variable in Residential Mobility.Demography,11,173-188.

Tu, Y.(1997).The Local Housing Sub-Market Structure and Its Properties.Urban Studies,34(2),37-353.

Tu, Y.,J., Goldfinch(1996).A Two-stage Housing Choice Forecasting Model.Urban Studies,33(3),517-537.

Weinberg, D. H.(1979).The Determinants of Intra-Urban Household Mobility.Regional Science and Urban Economics,9,219-246.

Weinberg, D. H.,J. Friedman,S. K., Mayo(1981).Intraurban Residential Mobility: The Role of Transactions Costs, Market Imperfections, and Household Disequilibrium.Journal of Urban Economics,9,332-348.

Wolpert, J.(1965).Behavioral Aspects of the Decision to Migrate.Papers and Proceedings of the Regional Science Association,15,159-169.

Wolpert, J.(1966).Migration as an Adjustment to Environmental Stress.Journal of Social Issues,22,91-102.

This paper attempts to establish the evaluation framework of competitiveness based on the sustainability among inter-cities. There have been existed different contents between sustainability and competitiveness, the former indicates intergenerational economic growth equally while the later will be the foundation of hierarchical evaluation structure to keep with the former. The relevant studies, focusing on competitiveness, calculate the comprehensive indexes by adding individual indicators will lead to the issues- integration and weighting. This paper establishes fuzzy dominant matrix model to evaluate the performance among inter-cities in Taiwan by pair-wise comparison from the selected indicators. For the purposes of city sustainable development and resource conservation, this paper attempts to establish a fuzzy set model to evaluate the city competitiveness and sustainability within Taiwan area. Based on the reviews and data base system, this paper constructs the hierarchical system of competitiveness and sustainability among twenty- three cities in Taiwan area. By application of fuzzy set theory, a lot of environmental indicators of fuzzy characteristics would be selected to calculate the dominant relationship by fuzzy dominance matrix model. From the dominant scores the position and characteristics of competitiveness of each city will be shown as the referred strategy for the urban development.

SHIH,HUNG-CHIH, 2000, The twenty-first century vision Territorial Planning in Taiwan.

CHEN,LI-WEN, 2000, Taiwan financial inequality, and the study of regional development.

Alley, H.,Bacinello, C. P.,Hipel, K. W.(1979).Fuzzy Set Approaches to Planning in the Grand River Basin.Advances in Water Resources,2,3-12.

1. Baas, S. M.,Kwakernaak, H.(1977).Rating and Ranking of Multiple-Aspect Alternatives Using Fuzzy Sets.Automatica,13,47-58.

Baptistella, L. F. B.,Ollero, A.(1980).Fuzzy Methodologies for interactive Multi-criteria Optimization.IEEE Transactions on Systems, Man, and Cybernetics,SMC-10(7),355-365.

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Bosserman, R. W.,Ragade, R. K.(1982).Ecosystem Analysis Using Fuzzy Set Theory.Ecological Modelling,16,191-208.

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Esogbue, A. O.,G. E. Lasker(ed.)(1981).Applied Systems and Cybernetics.Oxford:Pergamon Press.

Goldin, I.,Winters, L. A.(1995).The Economics of Sustainable Development.Cambridge:Cambridge University Press.

International Institute for Management Development, IMD(2001).The 2001 Year Book of World Competitiveness Report.

Jain, R.(1977).A Procedure for Multiple- Aspect Decision-Making Using Fuzzy Sets.Systems Science,8,1-7.

Kaufmann, A.(1975).Introduction to Theory of Fuzzy Subsets.New York:Academic Press.

Pearce, D.(1984).The Roots of Modern Environmentalism.London:Croom Helm.

Radetzki, M.,P. Low(1992).International Trade and the Environment, World Bank, Discussion Paper.Washington DC:World Bank.

Redclift, M.(1991).Sustainable Development: Exploring the Contradictions.London:Routledge.

Sobral, M. M.,Hipel, K. W.,Farquhar, G. J.(1981).A Multi-Criteria Model for Solid Waste Management.Journal of Environmental Management,12,97-110.

Zadeh, L. A.(1965).Fuzzy Sets.Information and Control,8,338-353.

Zadeh, L. A.(1973).Outline of a New Approach to the Analysis of Complex Systems and Decision Processes.IEEE Transaction on System, Man, and Cybernetics,SMC-3(1),28-44.

Znotinas, N.,Hipel, K. W.(1979).Comparison of Alternative Engineering Design.Water Resources Bulletin,15,44-59

 In the past years, the ecotechnology have been adopted in construction of public works in Taiwan. Major fields for application of the ecological working methods including facility construction of national parks, recreation areas, reformation of city and county scenery, and reconstruction of Jiji earthquake. However, most ecological ecotechnology thus far have been found in river reconstruction and conservation. The national parks comprise of unique geological outline and plenty natural resources. The facility construction works of national parks should be performed with care in order not to damage the treasure natural scenery or disturb the sensitive ecological system.

Shei-pa national park, 1996, Shei-Pa National Park.

CHENG,YI,I-MENG、LIN,YUNG-FA、CHANG,YING-HUI、CHI,HUI-CHEN, 2002, Application of Ecological Engineering Measures to Facility Construction in Taiwan’s National Park.

WU,CHO-FU、HSU,WEN-TE、CHENG,YI,I-MENG, Ecological engineering methods used in the national parks.

CHENG,YI,I-MENG、LIN,YUNG-FA, 2003, Journals of National Park.

CHENG,YI,I-MENG, 2003, National Parks Conservation and Management Workshop results.

HUANG,JUNG-YAO、HSU,WEI-TING、YEH,CHENG-HUNG, Ecological Engineering and Green Construction.

Water Environment Research Center, 1999, Kenting National Park Headquarters Ecological Engineering Case in 88 year.

Water Environment Research Center, 1999, Yushan National Park Headquarters Ecological Engineering Case in 88 89 year.

Water Environment Research Center, 1999, Yangmingshan National Park Headquarters Ecological Engineering Case in 88.

Water Environment Research Center1999.

Water Environment Research Center, 1999, Shei pa national park Headquarters Ecological Engineering Case in 88 89 year.

Water Environment Research Center, 1999, Kenmen national park Headquarters Ecological Engineering Case in 88 89 year.

Due to continued changes of the population in the family, the needs of different stages of the life cycle for housing is dynamic. Most research approach considers that the equilibrium can be reached through migration. However, Taiwan is a society of low mobility; “relocation” to the average Taiwan household is a decision that does not come by easily. In terms of a dynamic household panel study conducted by the Academia Sinica (中央研究院) in 1999, the results showed that the length of time an average household lives in one residence is about 11.33 years, 3-year relocation rate was only about 5.5%. In fact, the non-relocating households are not at a state of expenditure balance. Non-relocating households may possibly through addition or reduction of population, furnishing of residence or by pessimistic endurance adjust to reach temporary balance. The common behavior of furnishing a residence when relocating to a new residence implies that housing adjustment is actually a dynamic response to the need of households to change. In any case, there is a lack of domestic discussion and experience data relating to household furnishing adjustment. Therefore this study preliminary investigates the meaning of household behavior in promoting living quality, and provides a conceptual framework for the analysis of housing adjustment under changes of long term housing demand. Then the value of the market for home improvements and housing quality improvement effect that has been overlooked is estimated. Through this investigation, the general status of housing improving demand in the Taiwan area is looked into, and the importance of housing improvement in housing studies and relevant policies are pointed out.

Construction and Planning Agency of the Interor, 1986, Taipei，Construction and Planning Agency of the Interor.

WANG,CHING-JUI, 1978, Transportation planning process and systems approach, Transportation Planning Journa，l7（4）：79-88。.

1998, Site circulation industry to start relations between consumer action analysis of temporal.

WU,CHING-YUAN, 2002, Establishment and Interpretation on Environmental Risk Perception Function of Public Facility, Master thesis, Institute of Architecture and Urban Planning , Chung-Hua University.

LI,SHANG-YU, 2003, A STUDY OF THE LAND USE POTENTIAL EVALUATION USING AHP/ FI METHODS, Master thesis, Department of Land Management and Development, Chang Jung Christian University.

LI,YUNG-CHAN, 1994, NIMBY facilities and community relations.

LIN,YI,I-CHUAN, 2002, Price coefficient used to route the assessments of land.

LIN,CHIEN-YUAN、YUEH,YU-CHIH, 1996, Special project report results - urban planning and design decision support system for the establishment.

LIN,FENG-TIEN, 1997, Spatial Analysis Methods for Public Facility Evaluation, City and Planning 24（2）2：171-192。.

LIN,CHEN-CHIA, 2000, The Planning Rules for the Integration between Transportation and Land Use: Literature Review..

SHIH,YI,I-NIEN、CHANG,MEI-YING、CHANG,KUO-CHEN, 2000, Taichung City town house prices and living conditions of the external factors related to spatial structure analysis.

CHANG,YI,I-SAN、HSU,WEI-CHUN、TU,CHIEN-HUNG, 2002.

TSENG,MING-HSUN、HSIEH,CHAO-YI,J, 1995, Self-Protection Expenditures of Avoiding NIMBYs: The Case of Sanitary Landfills, City and Planning 22（2）：217-233。.

FENG,CHENG-MIN、TSENG,PING-YI,I、WANG,KUAN-FEI, 1994, Impact of Rail Rapid Transit System on Housing Price in the Station Area, City and Planning 21（1）1：25-45。.

FENG,CHENG-MIN、HSIEH,HUNG-NIEN, 1989.

HUANG,KAN-CHUNG、YEH,KUANG-YI,I, 2002, Metropolitan area suburban shopping trip time and setting site evaluation store.

Construction and Planning Agency of the Interor, 1987, Hsinchu City Comprehensive Development Plan.

YANG,LUNG-SHIH、CHIANG,WAN-YING, 1993, Journal of Planning 20：71-86。.

YEH,KUANG-YI,I, 1990, Journal of Architecture 1：125-136。.

YEH,KUANG-YI,I、CHOU,HSING-HUI, 1989, Transportation Planning Journal 18（3）：325-348.

TSOU,KE,KO-WAN、HSIEH,MING-CHIH, 2000, Journal of Planning 27：45-72。.

PAN,KUO-LIANG, 1999.

TSAI,FU-CHU, 2000, Master thesis, Institute of Architecture and Urban Planning ,Chinese Culture University.

LAI,TSUNG-YU、TSAI,PEI-WEN, 2000, Department of Land Economics, National Chengchi University.

Amanda Littlewood and Moira Munro(1996).Explaining Disrepair: Examining Owner Occupiers' Repair and Maintenance Behaviour.Housing Studies,11(4),503-525.

Amanda Littlewood and Moira Munro(1997).Moving and Improving: Strategies for Attaining Housing Equilibrium.Urban Studies,34(11),1771-1787.

Brown, D. L.,E. G., Moore(1970).The Intraurban Migration Process: A Perspective.Geografiska Annaler,52,1-13.

Brummell, A. C.(1979).A Model of Intraurban Mobility.Economic Geography,55,338-352.

Clark, W. A. V.,J. L., Onaka(1983).Life Cycle and Housing Adjustment as Explanations of Residential Mobility.Urban Studies,20,47-57.

Council for Economic Planning and Development(2002).Taiwan Statistical Data Book.

Edgan O. Olsen(1969).A Competitive Theory of the Housing Market.The American Economic Review,LIX,612-622.

Hoang Huu Phe,Patrick Wakely(2000).Status, Quality and the Other Trade-off: Towards a New Theory of Urban Residential Location.Housing Studies,37(1),7-35.

Keith Ray Ihlanfeldt(1981).A Empirical Investigation of Alternative Approaches to Estimating the Equilibrium Demand for Housing.Journal of Urban Economics,9,97-105.

Kermit Baker,Bulbul Kaul(2002).Using Multiperiod Varibles in the Analysis of Home Improvement Decisions by Homeowners.Real estate Economics,30,551-566.

Moira Munro,Philip Leather(2000).Nest-Building or investing in the future? Owner-occupiers' home improvement behaviour.Policy & Politics,28(4),511-526.

N. H. Seek(1983).Adjusting Housing Consumption: Improve or Move.Urban studies,20,455-469.

Per-Anders Edin,Peter Englund(1991).Moving costs and housing demand: Are recent movers really in equilibrium？.Journal of Public Economics,44,299-320.

Richard Muth,A. C. Harberger(ed.)(1960).The Demand for Non. Farm Housing.The Demand for Durable Goods

Robert Mendelsohn(1977).Empirical Evidence on Home Improvements.Journal of Urban Economics,4,459-468.

Sounders, P.(1990).A Nation of Home Owners.Lodon:Unwin Hyman.

Speare, A. Jr.(1974).Residential Satisfaction as an Intervening Variable in Residential Mobility.Demography,11,173-188.

Weinberg, D. H.(1979).The Determinants of Intra-Urban Household Mobility.Regional Science and Urban Economics,9,219-246.

Wolpert, J.(1966).Migration as an Adjustment to Environmental Stress.Journal of Social Issues,22,91-102.

 Since the world environmental summit conference in Rio was held in 1993, the concept of sustainable development has become a popular issue for the planning sector. Because of the strong localization needed, the measures to conduct the concept of sustainable development cannot be directly replanted from another countries, but must be collected from own suitable experiences. So the domestic efforts of that these years are worthy to be praised. Thus, this study tries to discover, what has been done for the achievement of ecological community idea by surveying 12 official ecological communities in Tainan County. The outcome of this study has found out that the conductions of ecological community concept are more concentrated in energy and resources factors than others, especially in waste regaining. And the measures for ecological environment factors are still relative incoherent. Among the measures can be observed there are two unrelated conduct directions that have their own weakness. How to integrate the different conduct directions into one operational system is the main work next step to fulfill the idea of ecological community.

WANG,HAI-SHAN et al., 1998, Wikipedia scientific method,

Environmental Protection Bureau of Tainan County, 1998, A research on practicing Ecological conception of Taiwanese Agenda 21 in the communities－A Case Study for Development of Ecological Communities in Tainan County, Environmental Protection Bureau of Tainan County.

Environmental Protection Bureau of Tainan County, 2000, 88 and 89 the second half of the year  Create  a new style of urban and rural, Environmental Protection Bureau of Tainan County.

National Sustainable Development Executive Yuan, Council members sustainable, 2000, The agenda of the twenty-first century, the strategic framework of sustainable development _ the Republic of China.

LI,KUNG-CHE, 1999, The United Nations Agenda 21 and Sustainable Development.

LI,YUNG-CHAN、HE,HO,CHI-FANG, 1995, New model for community environmental planning, Journal of Architecture，vol.12.

LIN,HSIEN-TE, 1997, Green Building Assessment System and the community _ Index of evaluation indicators of ecological communities, Construction and Planning Agency of the Interor.

CHANG,HENG、CHAN,SHIH-CHOU, 2003, A research on practicing Ecological conception of Taiwanese Agenda 21 in the communities－A Case Study for Development of Ecological Communities in Tainan County, Master thesis,  Department of Architecture,NationalCHENG,KUNG University.

HUANG,SHIH-MENG, 1995, Introduction to site planning.

HUANG,WEI-CHIN, 1999, Urban and rural areas of Taiwan to create a new look for the process of assessing the implementation of action programs, Institute of Public Affairs Mangement,National Sun Yat-sen University.

YANG,KUAN-CHENG, 1996, Theoretical Ecology Center.

United Nations Conference on Environment and Development, 1992, United nations conference on environment and development, http://www.ciesin.org/datasets/unced/unced.html.

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