本研究採量性研究設計，以回溯性、縱貫性研究法進行，研究目的在探討複合式商場之管理、廠商組合與營運績效之相關性與預測因子。研究對象為T公司在台灣經營在全省23座複合式商場，收集其在93-95年所有招募廠商其營運三年所得的資料，研究變項包括：營業坪數、商場類型、裝修成本、商場租金、總櫃位數、廠商組合比例等自變項，以營運績效為依變項，包括總營業額、招商收入、商場淨利與來客數等資料進行描述性與推論性統計分析，以探討對營運績效具有預測力的相關因素。本研究根據研究目的進行資料分析，步驟包括（1）針對複合式商場條件與規劃構面分析各商場的營業坪數、投資成本、商場租金與商場類型對商場營運績效的關聯性；（2）探討招商管理構面，包括商場總櫃位數、廠商組合比例對營運績效的關連性；（3）比較商場類型與廠商組合的變化分析，並根據迴歸分析模式找出影響商場績效的重要因子。
研究結果顯示：複合式商場營業坪數、商場租金和總營業額、來客數、淨利之間有顯著正相關，不同商場類型對Non-GAFO1、Non-GAFO2百分比值有顯著組間差異存在、表示開放型商場其Non-GAFO2百分比值明顯高於封閉型商場。線性迴歸模式發現：平均商場租金、裝修成本、平均總櫃位數對平均商場淨利有統計上顯著的影響；亦即裝修成本較低者、平均商場租金較高者、平均總櫃位數較多者傾向有佳商場淨利表現，整體模式對商場淨利之解釋力為74.6％。預期本研究結果將可提出相關性結論與分析發現，作為未來台灣或國際商場管理與經營者，建構複合式商場招商條件之決策準則與策略，並提出商場營運具體建議以供相關企業及學術研究參考。

This quantitative study was using retrospective and longitudinal research design. The purpose of this study was to explore the relationships and their predictive factors between retail management, tenant mix, and operating performance in life style centers. The study subject was T Company, which operates twenty-three life style centers in Taiwan. Data, which included the operating revenue from all twenty-three life style centers, were collected from Year 2004 to 2006. The independent variables of this study, which involving cost of the decoration, the ratio of the Tenant Mix and size, type, rent of the center, and the dependent variable of operating performance, which including total sales, revenue from tenants, retail net income, and the number of customers, were used to conduct descriptive and inferential statistical analysis. Consequently, factors related to predicting operating performance were discussed. Research processes of this study involved: (1) Focusing on the life style center’s criteria and management to analyze the associations between each center’s size, type, rent, and operating performance; (2) Exploring the dimension of retail management, which including the associations between the total number of space as well as the ratio of the Tenant Mix and operating performance; (3) Comparing and analyzing the type of the center and the Tenant Mix, and finding the essential factors affecting operating performance of life style center based on the regression analysis.

The results of this study indicated that size and rent of life style centers were significantly positively associated with total sales, number of customers, and net income. There were significant differences between different types of centers and Non-GAFO1 and Non-GAFO2 ratio, which presented that Non-GAFO2 ratio in open center type, was significantly higher than in close type. In addition, results from linear regression model showed that average center rent, cost of the decoration, and average center size were statistically significantly affected by the average retail net income. In other words, life style centers with lower cost of the decoration, higher average center rent, and larger center size tended to earn higher retail net income. A total of 74.6％ of variance in retail net income was explained in the whole model. This study results will expect to propose relevant conclusions as well as analytic findings for future Taiwan or international retail managers and operators as the policy standards and strategies to set life style center’s tender criteria, and to provide concrete retail management suggestion for related business and scholarly research as a reference.

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