아파트 가격형성 요인 분석 : 서울특별시 강남구ㆍ성동구 아파트를 중심으로

윤규리(Yun, Gyu-Ree),조인창(Cho, In Chang) 한국부동산산업학회 2020 부동산산업연구 Vol.3 No.2

아파트는 국내의 다양한 주택유형 중에서 가장 대표적인 주거 형태이며 거래비중도 가장 높다. 따라서 아파트는 주로 주거목적으로 사용되는 부동산임에도 대다수의 국민들은 아파트 시세변동에 민감하게 반응할 수밖에 없다. 또한 정부도 주거안정화를 목적으로 다양한 부동산 가격안정화 대책을 수시로 발표하고 있다. 본 연구는 아파트 가격형성에 미치는 요인들을 분석하고자 강남아파트 중 강남구 소재 아파트와 강북아파트 중 성동구 소재 아파트를 대상으로 아파트 가격형성요인을 분석하였다. 다만 아파트 가격은 건축년도에 따라 다를 수 있으므로 아파트 가격 대신에 아파트의 공시지가를 종속변수로 선정하고, 아파트 평당단가, 강남 또는 강북 소재여부, 1,000세대 이상 대단지 여부, 브랜드 가치, 재건축 연한, 세대수 등을 독립변수로 하여 다중회귀 분석을 통해 아파트 가격형성요인을 분석하였다. The apartment is the most representative type of housing in Korea and the highest proportion of transactions. Therefore, despite the fact that apartments are mainly used for residential purposes, most of the residents are forced to react sensitively to changes in apartment prices. The government also announces various measures to stabilize real estate prices in order to stabilize housing. The purpose of this study is to analyze determinants of apartment prices in order to suggest an empirical model of apartment complex located in Southern part of Seoul, specifically in Gangnam-Gu, as well as those located in Northern part of Seoul, specifically in Seongdong-Gu. Apartment unit price per apartment, Located in Kangnam, Over 1,000 household, Apartment brand Number of apartment unit.

기술수용모델을 이용한 공인중개사의 정보화 활용행동에 관한 연구

경정익 ( Jung Ik Kyung ),조인창 ( In Chang Cho ) 한국부동산분석학회 2014 不動産學硏究 Vol.20 No.4

Real estate brokerage is required to efficiently utilize information technology to reach an advanced job performance to meet the current trend of a smart society. This study attempts to identify factors influencing realtors’ utilization of real estate information. Based on previous researches that extended Technology Acceptance Model(TAM) by Davis et al., this study estimated a structural equation model using information collected from a sample of certified realtors. Our results are as follows: First, gender and informatization self-efficacy affects perceived ease of use. This means that there is a gender difference in recognizing that information technology utilization is useful in real estate brokerage business. This result also suggests that more education or practice opportunities should be provided to female realtors for them to get used to various information sources and information technology devices, which will improve their self-confidence in information utilization. Second, perceived playfulness affects perceived usefulness. This result suggests that realtors should feel pleasure and therefore fully commit information utilization. Various user-friendly cases and examples need to be developed for realtors to be more interested in utilizing information. Third, perceived ease of use and perceived usefulness affect realtors’ intention to use informationtechnology, which will eventually lead to information utilization actions.

거시경제 변수와 주택정책이 아파트 가격에 미치는 영향

김효진(Kim Hyo Jin),조인창(Cho In Chang) 한국부동산산업학회 2019 부동산산업연구 Vol.3 No.1

부동산가격의 변동에 따라 해당 정부는 다양한 시장 안정화 정책 및 활성화 정책을 폈다. 하지만 정부 정책이 부동산가격에 어떠한 영향을 미치는 것인가에 대해서는 의문의 여지가 많다. 부동산가격은 정부 정책뿐만 아니라 입지, 물리적 속성, 경제지표 등 다양한 요인에 의해 결정되므로 계량적으로 분석하기란 쉬운 일이 아니다. 본 연구에서는 정권별 부동산정책을 정리하여 지수화하였으며, 더불어 대표적인 거시경제지표를 활용하여 아파트가격에 미치는 영향을 지역별로 구분하여 살펴보았다. 특히 각 정부의 사회ㆍ경제적 요인과 함께 정책이 아파트가격에 미치는 영향을 분석하여 시사점을 도출하였다. 부동산정책은 단기간의 가격하락이나 거래 활성화를 목표로 접근할 것이 아니라 중ㆍ장기적 계획을 수립하여 일관적이며 지속적인 정책을 시행하여야 한다. 또한 사회ㆍ경제적 상황에 따른 파급 효과를 예측하여 적절한 대책을 모색해야 할 것이다. With the change of real estate prices, government has implemented a diversity of market stabilization policies and revitalization policies. But there are many doubts about the effect of government policy on real estate prices. As the real estate price is determined by diverse factors such as location, physical attributes, economic indicators and so on as well as government policy, it is not easy to make a quantitative analysis of it. This study attempted to organize and index the real estate policy of each administration and to investigate the effect of representative economic indicators on apartment prices by area. In particular, it elicited implications by analyzing the effect of the socioeconomic factor and policy of each administration on apartment prices. Real estate policy is not aimed at dropping the price in a short-term period or revitalizing transactions but should be established in a medium- and long-term period and implemented in a consistent and continual fashion. And proper measures should be taken by predicting the repercussion effect in accordance with the socioeconomic situation.

재개발사업의 종전ㆍ종후자산 감정평가제도 개선방안에 관한 연구

이정권(Lee, Jeong Kwon),조인창(Cho, In Chang) 한국부동산산업학회 2018 부동산산업연구 Vol.2 No.2

초기의 재개발사업은 도시계획사업의 하나로 규정되면서 공익성을 가진 공익사업의 하나로 보았으나, 현재의 재개발사업은 공익사업의 성격보다는 민간조합이 시행하는 수익사업의 성격을 띠게 되었으며, 종전자산의 평가도 조합원의 출자자산에 대한 상대적 가치비율이 강조됨에 따라 기존 공익사업에 적용되던 평가기준이나 평가방식 등의 변화가 필요하게 되었고, 종후자산의 평가도 시ㆍ도 조례에 위임하였다가 삭제되어 평가에 혼선을 빚게 되었다. 우리나라 재개발사업의 사업방식은 ‘관리처분계획방식’과 ‘수용방식’이 혼용된 우리나라만의 독자적인 방식으로 발전되었음에도 불구하고 재개발사업의 성격을 법적ㆍ이론적으로 제대로 정립하지 않은 상태에서 관련 종전ㆍ종후자산의 감정평가가 진행되다 보니 감정평가 기준과 방법, 기준시점 등 여러 가지 사안에 대하여 다양한 이론(異論)이 생겨나고 있다. 또한 빠른 사업시행에만 초점을 맞추다 보니 평가가액에 대한 불복절차나 종전ㆍ종후자산의 재평가규정 등 최소한의 권리구제 절차 등이 없이 관련 법률이 규정됨에 따라 제도상 문제점이 지속적으로 지적되고 있다. 따라서 본 연구에서는 우리나라 재개발사업의 성격 규명을 통해 관련 종전ㆍ종후자산 감정평가 제도의 문제점을 파악하여 보다 합리적이고 공정한 감정평가가 될 수 있도록 이에 대한 개선점을 제시하였다. The early housing redevelopment project was viewed as one of public works projects as it was defined as one of the urban planning project. But current housing redevelopment project takes on a character of the revenue-making business rather than that of public works projects executed by the private-sector association and the appraisal of the pre-project asset has emphasized the proportion of relative values on the assets invested by the association member, changes has been needed in the appraisal criterion and method applied to the existing public service. And the appraisal of the post-project assets was left to the municipal and provincial ordinances, and its abrogation led to confusion in appraisal. The project method of the housing redevelopment project in Korea has developed into its own independent method combining the ‘management disposal method’ with the ‘expropriation method’. The appraisal of related pre-project and post-project assets has been conducted under the situation that the character of the housing redevelopment project has not properly been established in a legal and theoretical sense, which has led to diverse divergent opinions about several matters such as the appraisal criterion and method, the reference point and so on. And the current project has focused on the rapid execution of the project alone, and its institutional problems has continually been pointed out as relevant laws have been enacted without the minimum procedures for the remedy for violation of private rights such as the procedures for application for objection to the appraised value or the provisions of reappraisal of pre-and post-project assets. Accordingly, this study attempted to grasp the character of the housing redevelopment project. And it grasped problems in the appraisal system and presented the point of their improvement for more reasonable and fair appraisal.

음경 및 음낭에 발생한 광범위한 유방외 파제씨병

김순기(Soon Ki Kim),김유석(Yoo Seok Kim),배지윤(Ji Yoon Bae),조인창(In-Chang Cho),고진수(Jin Soo Ko) 대한비뇨기종양학회 2014 대한비뇨기종양학회지 Vol.12 No.3

Extramammary Paget’s disease of the scrotum and penis is extremely rare intra-epithelial tumor. Patients present with pruritus and pain associated with an erythematous, eczematous or ulcerated plaque-like lesion. There is often a delay in diagnosis of extramammary Paget’s disease until treatment failure for more common benign diseases. Since Crocker reported the first case in 1889, a few cases have been reported in English journals that can be searched by Medline. Hence, concerning the carcinoma in situ, Extramammary Paget’s disease must be differentiated from benign papulosquamous diseases. We report a case of extramammary Paget’s disease, diagnosis was confirmed as extramammary Paget’s disease of the scrotum and penis by histopathological examination and treated by wide excision of skin lesion and a mesh graft. The patient recovered without complication, and there was no evidence of recurrence after 12 months of follow-up.

Analysis of Trends of 3 Major Benign Prostatic Hyperplasia Surgery in the Last 5 Years

Seung Ki Min(민승기),Byoung Hoon Kim(김병훈),Kwi Bok Choi(최귀복),In-Chang Cho(조인창) 대한비뇨기종양학회 2019 대한비뇨기종양학회지 Vol.17 No.3

Purpose: The goal of this study is to analyze the trends in surgical management of Benign prostatic hyperplasia (BPH) in Korea during the last 5 years from 2014 to 2018. Materials and Methods: We retrieved the medical statistics associated with the Healthcare Big Data Opening System available online. We analyzed the number of cases after 2014 for transurethral resection of prostate (TURP), photoselective vaporization of the prostate (PVP), and holmium laser enucleation of the prostate (HoLEP), respectively. We then analyzed and charted the cases according to the number of patients hospitalized or treated as outpatients, depending on age group, type of medical institutions, and the location of medical institutions. Results: The number of patients with BPH has increased steadily. The number of TURP and HoLEP procedures steadily increased, while the number of PVP interventions decreased dramatically. The number of HoLEP cases increased by 22% from 2014 to 2018, which is the fastest rate among the three surgeries. In addition, the number of patients aged 75 years or older as well as the proportion of inpatient surgeries compared with outpatient treatments has increased. The number of cases undergoing TURP increased rapidly in general hospital and those treated with HoLEP increased in the general and tertiary referral hospitals. Conclusions: Interventions using TURP and HoLEP has increased, and the age of patients undergoing surgery has increased gradually. Cases treated with TURP and HoLEP in general and tertiary referral hospitals showed an increasing trend from the metropolitan area to the province.

후발소매기업의 진입시기선택에 관한 연구 : 월마트, 까르푸 및 테스코를 중심으로

박문수(Park, Mun Su),조인창(Cho, In Chang) 한국부동산산업학회 2018 부동산산업연구 Vol.2 No.1

본 연구는 이항 로지스틱분석을 통하여 다국적 소매기업의 관망연수(years of wait & see)와 현지국가에서의 마찰 발화점(choke point) 등에 초점을 둔 진입시기선택과 후발소매기업간의 관계를 분석한 것이다. 일반전략으로서, 본 연구는 1) 사전 관망연수가 3년부터 6년까지 2) 예상 마찰연수가 10년 전후 남은 경우, 3) 학습연수가 10년부터 20년까지 인 경우, 4) GDP 격차, 점포확장 속도 등 진입격차를 줄일 수 있는 경우, 그리고 5) 시장점유보다 생존에 진입목적을 두는 경우, 후발 소매기업이 경쟁우위를 가질 수 있다는 결과를 도출하였다. 테스코는 차별화된 전략으로써 월마트 및 까르푸와 비교하여 조금 더 긴 관망활동 및 사전준비활동에 중점을 두었다. This study aims to verify the relationships between late entrant retailers and entry time selection through binary logistic regression analysis. In general strategies of retailers, the results prove that late entrant retailers have a competitive advantage when making the following time selection of the time of entry and other factors: (1) when the duration of wait and see is three to six years, (2) when the host country s anticipated choke point year is around 10 years, (3) when Transnational retailers(TNRs) learning years in the foreign market are 10 to 20 years, (4) when the entry gap can be narrowed down by choosing moderating factors such as GDP gaps, the fast speed of store expansion, the larger potential for store growth, and (5) when the entry purpose is long-term survival rather than market share. As differential strategies, TESCO focused on the longer period of wait and see and evaluation compared to other retailers: Walmart and Carrefour.

은행지점의 입지특성과 경영성과 간 관계분석

김진영(Kim Jin Young),조인창(Cho In Chang) 한국부동산산업학회 2018 부동산산업연구 Vol.2 No.2

은행지점의 경영성과에 영향을 미치는 요소에는 종자사수, 경쟁지점수, 근무인원, 전용면적, 환산임차료, 영업기간 등이 있으며 업종별로 금융업과 도소매업이 개인 및 기업 여신금액에 크게 영향을 미치고 있다. 또한 지점 확장 시 일정규모 이상의 자원투입이 있어야 유의미한 성과를 거둘 수 있는 것으로 확인되었다. 따라서 은행지점의 개설, 통합, 폐쇄 등 지점전략 수립과 지점 관리 및 운영에서 이러한 특성들을 고려할 수 있을 것이다. Influencers on the business performance of the bank branch include the number of employees, the number of competing branches, working personnel, area for exclusive use, reduced rent, business hours and so on, Financial business and wholesaling and retailing business by types of business have a great effect on the amount of money loaned to individuals and firms. And it was found that the injection of more resources than a certain size at the time of bank branch extension could lead to significant performance. Accordingly, these characteristics should be able to be considered in establishing the bank branch strategy such as the opening, integration and closing of bank branches and managing and operating them.

잔여지 손실보상제도의 개선방안에 관한 연구 : 도로사업 보상을 중심으로

이무연(Lee, Moo Yeon),조인창(Cho, In Chang) 한국부동산산업학회 2018 부동산산업연구 Vol.2 No.2

공익사업의 시행으로 토지 등을 협의 매수하거나 수용하기 위해서는 정당한 보상을 지급하여야 하고, 재산권에 대한 침해의 정도는 원칙적으로 사업시행을 위하여 필요한 최소한도의 범위 내에서 제한적으로 인정되어야 한다. 잔여지라 함은 동일한 토지 소유자에 속하는 ‘일단의 토지’ 중 일부만이 공익사업지구에 편입되고 남은 토지를 말한다. 즉, 공익사업에 편입되고 남는 부분은 그 형상이나 면적 등이 공익사업에 편입되기 이전보다 불량해지기 때문에 가치하락에 따른 적정한 보상이 이루어져야 함에도 불구하고 우선 가치하락이 발생하였는지의 여부와 가치 하락이 있다고 해도 어느 정도인지에 대한 평가기준이 표준화 되어 있지 않아서 사업시행자나 감정평가사 등의 실무자들도 가치하락의 판단에 대해서 의견이 일치하지 않는 경우가 발생한다. 따라서, 본 연구는 잔여지 손실보상에 대한 판례와 국토교통부 질의회신 등과 가치하락 손실 보상평가 사례를 검토하여 문제점을 파악하고 개선방안을 제시하여 헌법상 보장된 정당한 보상의 취지에 부합하는 잔여지 손실보상 평가 제도의 점진적인 개선을 목적으로 한다. With a view to executing the public works project, just compensation should be paid to landowners to purchase expropriate their land, etc. by consultation, and the degree of encroachment on the property right should in principle be admitted limitedly within the minimum range necessary to execute the project. The remaining land is referred to as the land remaining after only a part of a group of land belonging to the identical landowner is incorporated into the public works project district. That is, the part of the land remaining after its incorporation into the public works project may become poorer in its shape or area than before its incorporation into the public works project, and so just compensation should be made to the landowner for its depreciation. Nevertheless, the appraisal criterion has not been standardized for land depreciation as to whether or not land depreciation occurred or the degree of actual land depreciation. There may occur disagreements as to the judgement of land depreciation between hands-on workers such as project operators and appraisers. Accordingly, this study attempted to examine and grasp the precedents of loss compensation for the remaining land, inquiries to and responses from the Ministry of Land, Infrastructure and Transport, and the cases of appraisal of loss compensation for land depreciation and presented remedial schemes for them. The ultimate purpose of this study is to prevent the proposal for the gradual improvement of the system for appraisal of the remaining-land loss compensation corresponding with the tenet of just compensation guaranteed in the constitution.

開發負擔金制度가 住宅事業의 收益性에 미치는 影響에 關한 硏究

趙寅昌 건국대학교 행정대학원 1993 建國大學校 行政大學院 硏究論叢 Vol.21 No.-