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신창득,이용만 한국부동산분석학회 2018 不動産學硏究 Vol.24 No.1
In this study, we try to test whether there is a difference in management cost betweenself-management and consignment-management according to the size of an apartment complex. The management cost and information of the Apartment Management Information System werecollected by data mining technique and supplemented with data of the Real Estate 114. The result of the analysis is that self-management is more advantageous than consignmentmanagementwhen the size is large. But self-management could not be said to be more advantageousthan consignment-management when the scale is small. If large, self-management can get economyof scale, but consignment-management should pay agency cost. So self-management is superior toconsignment-management when large. However, it is difficult to say that self-management is superiorto consignment-management because it is difficult to show economies of scale when small. In the analysis process, it is confirmed that there may be a difference in management costdepending on whether the apartment complex is for the owner apartment or the lease apartment.
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신창득,이용만 한국부동산분석학회 2017 부동산분석학회 학술발표논문집 Vol.2017 No.1
본 연구에서는 공동주택의 규모에 따라 자기관리와 위탁관리 간에 관리비의 차이가 존재 하는지를 실증적으로 검정하고자 하였다. 이를 위해 데이터 마이닝 기법으로 공동주택관리정보시스템의 관리비 및 단지 정보를 채취하고, 이를 부동산 114의 자료로 보완하였다. 분석결과 단지규모가 클 때에는 자기관리가 위탁관리보다 유리하였으며, 단지규모가 작을 때에는 자기관리가 위탁관리보다 유리하다고 말할 수 없었다. 단지규모가 클 경우, 규모의 경제가 존재하기 때문에 자기관리를 하더라도 전문성을 확보할 수 있다. 그러나 단지규모가 작을 경우에는 규모의 경제를 발휘하기가 어려워 자기관리가 위탁관리보다 우월하다고 이야기하기 어렵다. 분석과정에서 부수적으로 분양단지냐 임대단지냐 여부에 따라 관리비의 차이가 존재할 수 있음을 확인하였고, 이는 주로 층별 구조에 따른 것으로 생각된다. 또 건축연령의 효과는 비선형적으로 영향을 미친다는 것도 확인하였다. In this study, we try to test whether there is a difference in management cost between self-management and consignment-management according to the size of apartment complex. To accomplish this, the management cost and complex information of the Apartment Management Information System were collected by data mining technique and supplemented with data of the Real Estate 114. The result of the analysis is that self-management is more advantageous than consignment-management when the size was large, and self-management could not be said to be more advantageous than consignment-management when the scale was small. If the scale is large, there is economies of scale. So even if we manage ourself, we can secure management expertise. However, it is difficult to say that self-management is superior to consignment-management because it is difficult to show economies of scale when the scale is small. In the analysis process, it is confirmed that there may be a difference in management cost depending on whether the apartment complex is for the owner apartment or the lease apartment. It is also confirmed that the effect of the age of construction is nonlinearly influential.
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왕세종,신창득,서후석 한국건설산업연구원 2001 한국건설산업연구원 연구보고서 Vol.2001 No.2
Since the advent of the IMF's bailout, several policy measures have been implemented to promote the restructuring of the enterprise sector and the financial industry, and to activate the business condition of the construction and real estate industries The most notable one was to make an favorable legal environment for real estate investment in order to induce the structural change of business firms and banks by Introducing indirect investment system for real estate properties. The legal system of real estate indirect investment has been set up in two ways. The first is the securitization system of real estate, such as asset-backed securities (ABS) and mortgage-backed securities (MBS), which were announced in 1998 and 1999, respectively. The second is the real estate investment trust (REIT) system, which is very similar to the REITs system in the United States of America and the listed property trust (LPT) system in Australia. In particular, the REIT system in Korea can be broken into three different systems. The first is the trust-type REIT system, which was based on the amendment of the Enforcement Decree of the Trust Business Act in 1998 The second is the company-type REIT system, which was based on the announcement of the Real Estate Investment Company (REIC) Act from the second half of 2001. And, the third is the mutual fund-type corporate restructuring REIT (CR-REIT) system, which was also based on the REIC Act. These new systems of real estate indirect investment have been expected to have significant influence on real estate financing, which is closely related to construction financing in several manners. In particular, as the financing system for real estate tends to change from the conventional direct investment to new indirect investment, it is expected that experienced experts should be In charge of real estate Investment in a professional way, and that larger amount of money should be put in the process of construction. On the basis of these expectations, the main purpose of the current study is to apply a system of real estate indirect investment to help general contractors in a financial way during the process of construction. In order to figure out ways to help them financially, the current study consists of five chapters, which are as follows. In chapter after an introductory chapter, a review of the changing situation of construction financing, both direct and indirect, including housing financing since the IMF's bailout. Also, real estate market by sector is reviewed in the same chapter from land and housing sectors to CBD office market, with a discussion of the mega trend in real estate market. Chapter three reviews each of the systems of indirect investment for real estate, first legally, and then marketwise. Firstly, the system of securitization of real estate such as commercial MBS and MBS is examined with a special comparison in terms of their similarities and differences. And then, the system of REIT from trust-type to company-type and mutual fund-type is reviewed. In particular, the current situation of the trust-type REIT market is fully examined, as its financial product became available since August of 2000. Chapters four and five are designed to apply a system of real estate indirect investment, in particular securitization-type system, to provide construction companies more financial sources, since the REIT -type system is not active yet More specifically, chapter four presents a way to securitize unsold but completed apartments With a strong credit enhancement measure from the Korea Housing Corporation (KHC). And, chapter five presents a means of securitizing amortized bonds for construction works, both remodelling or newly-constructed, and unsold apartments. In particular, in chapter, the importance of the role of the construction-related surety firms is strongly emphasized, since the risks associated the securitization of amortized bonds for construction works and unsol
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