민관공모형 PF 복합개발사업 추진의 애로요인과 사업 활성화 방안

서정렬(Suh, Jeong-Yeal) 한국주거환경학회 2010 주거환경(한국주거환경학회논문집) Vol.8 No.1

This study aims to analyzing bottlenecks of PPP(Public-Private Partnership)and vitality of urban re-generation in Mixed-use Development Projects. The PFV(Project Finance Vehicle) system, enforced since 2004 to solve the double taxation problem between a SPC(Special Purpose Company) and its shareholders, has shown a desirable performance regarding tax benefits both for PPP(Public-Private Partnership) and private development projects. PFV’s contribution to reducing project risks through conservative market studies, active pre-sales and/or master leases of commercial real estates to property investors, efficient risk diversifications among project participants. Reducing project risks, in turn, lets lenders assure of a PFV’s loan repayment. Though, it leaves some institutional supports to attract more development projects into the system. Some changes that it is prescribed by law concern with PFV’s law in taxation problem. And Public sector is required to change its practices to select a winning consortium by outbidding land prices and attracting foreign direct investment, which make many negative side-effects on project feasibility.

도시근교지역의 주거단지 개발방향에 관한 연구

서정렬(Suh Jeong-Yeal),이우종(Lee Woo-Jong) 대한국토·도시계획학회 1997 國土計劃 Vol.32 No.4

제3회 전국기술사대회 특집(3차분) - 도시경쟁력을 위한 도시공간 디자인과 컨버전스 도시 - 도시계획 -

서정렬,Suh, Jeong-Yeal 한국기술사회 2009 技術士 Vol.42 No.6

This paper aims to draw out the practical lessons for City Brand as aspect of urban spatial by urban regeneration project in Korea. Image of the City and City Brand is the most important element for the competitiveness of modern cities. This paper discusses the guide line or strategy of City Brand, its current status in Korea. It also examines the present Urban Regeneration in Korea, identifies the problems encountered in implementation, and suggests the solutions for strengthening urban competitiveness such as a City Brand. Also it emphasized that well planned invisible and physical environments, including story and land-mark facilities, are also crucial in making City Brand more attractive and competitive.

풍수 특성이 주거생활 안정에 미치는 영향 연구

허태광(Heo TaeGwang),서정렬(Suh JeongYeal) 한국주거환경학회 2016 주거환경(한국주거환경학회논문집) Vol.14 No.2

This study started from the natural principle that feng shui characteristics affect the stability of human life and analyzed the correlation between feng shui and the stability of residential life. While applying the principle of yangtaek feng shui in the study of feng shui characteristics of the topography of Busan and their synthetically expressions, this paper moved away from the existing method and made a new approach focusing on energy field theory. First of all, to understand the elements of economic stability, considering the distinguishing standard of the principle of yangtaek, it analyzed the sample group of 1,532 households in 583 apartment complexes in Busan. It used not only the principle of yangtaek, Korea’s traditional location theory, but the modified, modern scientific features of yangtaek principle and analyzed the deciding factors of apartment prices using hedonic technique. As a result of positive analysis, characteristics analysis of houses and complexes, the south-facing houses, brand apartments, houses close to subway stations, etc. turned out to be an important variable. Also, in terms of stability level of residential life, the analysis conducted with the consideration of the indexes of crime rate, fire incidences, disease incidences, medical expenses, the intention to move and the area hoped to move to as the result of synthetic expression depending on the topographical characteristics of feng shui, showed that the stability of feng shui corresponded with the stability of residential life. From this study, the feng shui approach was found to be important in determining the appropriate and inappropriate places for housing in urban area. It was found that the stability characteristics of feng shui affect the stability of living.

아파트 거래원인별 시·군 지역간 특성에 관한 연구 - 분양권 전매를 중심으로 -

김선웅,강현주,서정렬,Kim, Sun-Woong,Kang, Hyeun-Ju,Suh, Jeong-Yeal 한국국토정보공사 공간정보연구원 2016 지적과 국토정보 Vol.46 No.2

This paper aims to analyze characteristic by the cities focused on the ratio of new apartment resale that is one of the apartment unit sale market, which has been increased recently. To do so, this study examined characteristics of population, housing, residential, and economical with 162 cities and counties and performed multiple regression analysis with dependent variable, ratio of new apartment resale. As a result. the factors affecting the ratio of new apartment resale are 7variables, regional apartment rate, population increasing rate, a mount of sell in lots, housing rent price (Jeonse price) rate compared to average apartment sale price, single-person households increasing rate, apartment subscription rate and number of buyers in the area. Thus, this study showed that the factors affecting characteristic by the regions are ordered characteristics of residential, population and rate of sale and dealing. Based on this result, this study will be basic data for policy of government and development of apartment sales system and for end user to activate resale in apartment sales market. 본 연구의 목적은 최근 증가하고 있는 우리나라 아파트의 거래원인 가운데 하나인 분양권 전매비율을 중심으로 지역 간 특성을 파악하는데 있다. 이를 위해 162개 시 군 지역을 중심으로 인구특성, 아파트거래 및 분양특성, 주거특성, 경제적 특성을 살펴보았으며 분양권전매비율을 종속변수로 하는 다중회귀분석을 실시하였다. 그 결과 통계적으로 유의한 변수는 아파트 비율, 인구 증가율, 분양물량 평균 아파트 매매가격 대비 전세가격 비율, 1인 가구 증가율, 청약 경쟁률, 지역 내 매입자 거래호수 등 7개의 변수가 분양권 전매비율에 영향을 미치는 것으로 나타났다. 각 지역특성으로는 주거특성, 인구특성, 아파트거래 및 분양특성 순으로 영향을 미치는 것으로 나타났다. 본 결과로 아파트 시장에서 실수요자 중심의 거래를 활성화 하기위한 정부의 정책과 제도의 개선에 바탕이 되는 기초자료가 될 것으로 판단된다.

아파트 가격에서 브랜드가 차지하는 가치 비중에 관한 연구 - 부산 해운대구 우동 및 반여동을 중심으로 -

강요명 ( Yomyung Kang ),서정렬 ( Jeongyeal Suh ) 전남대학교 지역개발연구소 2020 지역개발연구 Vol.52 No.1

본 연구의 목적은 부산 해운대구 우동 및 반여동 아파트 매매가격에 미치는 영향 요인을 파악하고 그 요인 중 브랜드가 차지하는 비중을 파악하고자 하는데 있다. 부산 해운대구 우동 평형별 120개 아파트 및 반여동 101개의 평형별 아파트의 최근 5년간 매매 실거래가격을 종속변수로 하고 아파트 구조적, 단지적, 입지 및 브랜드 특성을 독립변수로 이용하여 다중회귀분석을 실시하였다. 분석결과, 최근 5년 간 아파트 매매 실거래가격에 유의미한 영향을 보인 변수는 우동 및 반여동 지역의 공통적으로 나타난 변수인 ‘전용면적’, ‘입주년도’, ‘총세대수’와 ‘브랜드’로 나타났고, ‘공원 접근성’ 변수의 경우 우동은 정(+)의 영향, 반여동은 부(-)의 영향으로 나타나 같은 자치구 지역에서도 아파트 매매 가격에 영향을 미치는 변수는 다른 것으로 나타났다. 또, 브랜드 가치비중은 우동과 반여동 두 지역 모두 비브랜드 아파트 보다 브랜드 아파트가 아파트 매매 가격에 영향을 미치는 것을 알 수 있었고 추가적으로 브랜드 아파트라도 지역간 그 가격과 가치 비중은 차이가 있다는 것을 확인할 수 있었다. 본 연구는 아파트 브랜드의 중요성이 꾸준히 대두되어 오고 브랜드 가치가 아파트 가격에 차지하는 비중이 크다는 점을 통해 브랜드 아파트의 수요와 공급에 관한 시사점을 제시하는데 연구의 의의가 있다고 할 수 있다. The purpose of this study is to identify the factors influencing the apartment sales price in Udong and Banyeodong apartments in Haeundae-gu, Busan, and to determine the weight of brand value in the apartment sales price among apartments. The actual transaction price was used as a dependent variable, and the structural, complex, location, and brand characteristics of apartments were analyzed using independent variables. As a result of the analysis, the variables that have had a significant effect on the actual trading price of apartments in the past 5 years are ‘private area’, ‘year of occupancy’, ‘total number of households’ and ‘brand’ and ‘park’ In the case of the ‘Accessibility’ variable, Udon was positive (+) and Banyeodong was negative (-). In the same autonomous region, the variables affecting apartment sales prices were different. In addition, it was found that the brand value weighting affects the price of apartment sales in both U-dong and Ban-yeo-dong areas than in non-branded apartments. In addition, it was confirmed that even in brand apartments, there was a difference in the price and the proportion of the difference between regions. Therefore, it is possible to confirm the importance of brand value in both regions when consumers select apartments. This study can be said to be meaningful in that it suggests implications for supply and demand of brand apartment through the importance of apartment brands and the value of brand value in apartment prices.

지역 및 주택 시장 특성이 아파트 거래에 미치는 영향 분석

한점이 ( Han Jeom-yi ),서정렬 ( Suh Jeong-yeal ) 한국부동산분석학회 2024 不動産學硏究 Vol.30 No.1

본 연구는 2022년 지역 주택 시장의 특성이 아파트 거래에 미치는 영향을 분석하였다. 162개 시 · 군의 아파트 거래회전율을 종속 변수로 하고, 주택 시장 특성과 수도권 여부, 규제 지역 여부 등의 더미 변수를 독립 변수로 하여 다중 회귀 분석을 실시하였다. 분석 결과 아파트 매매가 상승률은 정(+)의 영향으로, 청약경쟁률과 분양 가격은 음(-)의 영향으로 나타났으며, 서울 수도권과 규제지역은 음(-)의 영향으로 나타났다. 청약경쟁률과 분양 가격이 낮은 지역의 거래회전율이 증가한 것은 도시지역의 규제로 비규제지역인 지방 시장의 거래가 증가하였음을 의미하며, 또한 비규제지역의 아파트 거래회전율이 증가한 것은 수도권 강화 정책이 정부의 의도와는 다르게 비수도권 지역의 거래 회전율을 증가시키는 ‘규제의 역설’로 나타났음을 의미한다. 따라서 부동산 정책은 정부의 의도와는 다른 결과를 초래할 수 있다는 점에서 지역 하위 시장을 고려한 균형감 있는 부동산 정책이 요구된다. This study analyzed the impact of the characteristics of the local housing market on apartment transactions in 2022. Multiple regression analysis was conducted using apartment transaction turnover in 162 cities and counties as dependent variables, and dummy variables such as housing market characteristics, metropolitan area, and regulatory area as independent variables. As a result of the analysis, the apartment sales price increase rate was positive (+) and the subscription competition rate and pre-sale price were negative (-), and the Seoul metropolitan area and regulated areas were negative (-). This means that the increase in transaction turnover in areas with low subscription competition and pre-sale prices means that transactions in non-regulated local markets have increased due to regulations in urban areas, and the increase in apartment transaction turnover in non-regulated areas. Therefore, a balanced real estate policy is required considering the local sub-market in that real estate policy can have different results from the government's intention.

아파트 거래회전율에 영향을 미치는 지역 주택시장 특성 분석 연구

강현주(Kang, Hyeon Ju),서정렬(Suh, Jeong Yeal) 한국부동산학회 2018 不動産學報 Vol.75 No.-

최근 우리나라 아파트 시장은 문재인 정부의 출범에 따른 8.2 대책 등으로 안정적인 상황을 유지하고 있으나 지역별로는 변동성이 커지는 부작용이 나타나고 있다. 투기과열지구 및 청약조정대상지역 지정 등 정책적 규제와 지역별 공급 과잉의 정도에 따라 지역별 변동성이 크게 나타나고 있다. 이에 본 연구에서는 아파트 거래회전율에 영향을 줄 수 있는 지역 주택 시장 특성을 살펴보고 이에 대한 정책적 대안을 제시하고자 한다. 이를 위해 아파트 거래회전율을 종속 변수로 다중회귀분석을 실시하였다. 분석 결과, 아파트 거래 회전율에 유의성이 보인 변수는 아파트 매매가격 상승률, 아파트 매매비율, 분양권 전매, 분양가격, 시(더미 변수) 등으로 나타났다. 결론과 시사점을 요약하면 다음과 같다. 첫째, 분양시장의 호조에 따른 아파트 매매가격의 상승 등은 아파트 거래회전율을 높이는 요인으로 작용하나 정부 규제는 지역 시장의 주택시장 특성에 따라 상이하게 나타날 수 있다. 둘째, 정책 규제효과를 극대화하기 위해서는 도시별 주택시장 특성을 반영한 주택 거버넌스로서의 지역별 맞춤형 주택 정책 마련이 요구된다. 1. CONTENTS (1) RESEARCH OBJECTIVES Recently, the Apartment Market has been settled by government 8.2 regulation policy selected to stabilize on Real estate market of government, but caused side effects as variability increased regionally. Regional variability has been increased by speculation ridden areas and subscription control areas, etc, government policy regulation, and regional oversupply. Thus, this paper aims to propose policy alternative and check characteristics of housing market to influence on Apartment transaction turnover rate. (2) RESEARCH METHOD To do so, this study was examined factors to effect to apartment transaction turnover rate, and then performed a regression analysis on apartment transaction turnover rate, independent variable (3) RESEARCH FINDINGS In view of the study results on parts of specialty, it proved that significant variables are Apartment sales price increase rate, housing supply rate, apartment sales rate, purchase right resale, new apartment sales price and cities (dummy). 2. RESULTS As follows Conclusion summary: First, rising of apartment sales price by new distribution market turing for the better works as factor to increase apartment transaction turnover rate but government regulation policy on local housing market works differently as regional characteristic. Second, locally customized housing policy is needed to maximize effects of regulation policy as housing governance to reflect characteristic of local housing market.

부산시 외국인 거주자의 거주 실태 및 특성 분석

강현주(Hyeon Ju Kang),서정렬(Jeong Yeal Suh) 건국대학교 부동산도시연구원 2016 부동산 도시연구 Vol.8 No.2

본 연구의 목적은 최근 꾸준히 증기하고 있는 부산시 거주 외국인들의 현황을 살펴보고 거주 실태와 그 특성을 분석하는데 있다. 부산시에는 현재 부산시 인구대비 등록된 외국인의 비율이 1.5%를 차지한다. 하지만 부산시는 증가하는 외국인들을 위한 주거시설이나 거주 시스템이 부족한 편이다. 이를 위해서 먼저 부산시에 거주하는 외국인들을 국적별로 체류 유형별로 그 실태를 파악하고 그것을 토대로 외국인들의 거주 특성이 어떤 형태를 가지는지와 어떤 요소들이 외국인들의 거주에 영향을 미치는지를 회귀 분석을 통하여 살펴보기로 한다. 이를 바탕으로 부산시 거주 외국인들의 거주와 관련한 정책적 시사점을 제공한다. Foreign residents in Busan Metropolitan area have significantly increased since 2012. They occupied approximately 1.5% of total population in Busan. Especially, foreign students as well as foreign workers have increased continuously. However, the Busan local government has limited social welfare and residential system for the foreign residents. Thus, the purpose of this study aims to analyze their living environment and characteristics in terms of their nationality and status. This study also examines factors that affect the foreign residents’ of habitation in Busan and compares it with Seoul areas. Based on this result, this paper shows policy suggestions concerned about foreign workers and students.

가구 특성을 고려한 주택구입자금 대출에 관한 분석

구만수(Ku, Man Soo),서정렬(Suh, Jeong Yeal),최열(Choi, Yeol) 한국부동산학회 2013 不動産學報 Vol.55 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to analyze the effects of household characteristics on the loan of the housing purchase money using the survey for householders in Busan. (2) RESEARCH METHOD This study was focused on survey analysis. The data for this analysis were collect from the questionnaire. This questionnaire consisted of the current loan existence. the loan ratio of housing prices, the loan ratio of household income and household characteristics. Specifically, the binary logit model and the oredered logit model was employed as the empirical analysis for t he study. (3) RESEARCH FINDINGS In the results of this study, the number of families and the period of house ownership are the important variables in the current loan existence analysing model. Also, age, the number of families and the period of house ownership are the important variables in the loan ratio of housing prices analysing model. Besides, age, the number of families, average household income and the period of house ownership are the important variables in he loan ratio of household income analysing model. 2. RESULTS This study showed that if the number of families was increased and the period of house ownership was decreased, probability of making a loan to purchase house was increased. In addition, it showed that the number of families was increased and age and the period of house ownership were decreased, the ratio of loans to housing price was increased. Moreover, it also showed that if th number of families was increased and age, average household income and the period of house ownership were decreased, the ratio of loans to household income was incr eased.