지적재조사의 합리적 조정금 산정기준의 필요성에 관한 연구

유선종,노민지,도주은,Yoo, Seon-Jong,Noh, Min-Ji,Do, Ju-Eun 한국국토정보공사 공간정보연구원 2015 지적과 국토정보 Vol.45 No.2

본 연구에서는 조정금 산정필지에 대해 서로 다른 기준을 적용했을 경우, 실제로 금액의 차이가 얼마나 발생하는지 분석하였다. 농촌지역을 대표하는 토지특성에 따라 개별공시지가와 감정평가액 기준의 조정금 차이를 비교한 결과, 개별공시지가에 비해 감정평가액의 비율은 평균 1.46배 높은 것으로 분석되었다. 이를 통해 두 농촌지역에서 서로 다른 기준으로 조정금을 산정할 경우, 토지특성에 따라 조정금 수준에 차이가 발생하고, 동일지역 내에서도 개별공시지가가 존재하는 토지와 존재하지 않는 토지 사이에 불형평한 조정금이 산정될 수 있음을 알 수 있다. 즉, 조정금 산정 시 합리적인 기준이 정해지지 않으면 형평성에 문제를 일으켜 국민의 재산권 침해 및 지방정부의 재정에 부정적 영향을 가져올 수 있으며, 원활한 지적재조사사업을 방해하는 요인으로 작용할 것으로 판단된다. The Cadastral Resurvey Project implementation process must make some landowner better off (area increase) and others worse off (area decrease) by changing the boundaries of ones' own land. This study focuses on the Standard way to calculate compensation if landlords are worse off or charge otherwise. For this study, we analyze the compensation by comparing appraisal value method and a method based on the individual land value by public announcement in theoretic manner. we collected considerable amount of data on both appraisal values and the individual land values by public announcement. We found the difference of compensation between appraisal value method and a method based on the individual land value by public announcement. In this study, more desirable and efficient implementation strategy for government agency who is in charge of cadastral project nationwide is suggested.

일본 공적역모기지의 변화와 시사점

유선종,Yoo Seon-Jong 한국주거학회 2005 한국주거학회 논문집 Vol.16 No.5

This study will focus on status and structure of Japanese public reverse mortgage that has been changed since 1980. Especially, on newly introduced long-term supporting system for living fund after 2003. Private housing construction companies studied preceding cases of real estate products with reverse mortgage theory and also induced learning point from the change of Japanese public reverse mortgage market. From this on the purpose of this study is suggesting a better plan for successful reverse mortgage introduction in Korea. The data and articles of Japanese reverse mortgage are used for this study, also reverse mortgage related data are collected from web-site and research reports from the inside and outside of the country. From the total postal survey in September, 2004, the system contents after Year 2003 are described here. As described above, reverse mortgage is a way to support public social pension system and expected to play an important role as an assisting method for stable housing and supporting living cost to the aged. Eventually, it is necessary to find a way for introducing a public reverse mortgage as a welfare system for low income people.

후분양방식이 주택시장에 미치는 영향에 관한 연구

유선종(Yoo Seon Jong) 한국주거환경학회 2003 주거환경(한국주거환경학회논문집) Vol.1 No.1

  A subdivision policy in advance is the habitual trade between buyers and sellers due to the special korean market formation. Nowadays the policy of subdivision of behind is getting a hot issue. In this point, the policy has how to defense customer"s risk buying real estate, and how to reduce speculation through a subdivision policy in advance.<BR>  In this paper, the policy of subdivision of behind have been organized according to main issues these days. The paper has been analyzed that what will have happened to housing markets, to the house industry, and to the housing customers When the policy of subdivision of behind has been arranged. As the matter of effect. the policy of subdivision of behind should be followed after housing finance is developed. The policy of subdivision of behind is being established that causes the high prices of housing subdivision because of scarce of housing supply. one more thing is because of reduced supply route from a poor real estate business.<BR>  Furthermore, application system is limited as a gate of housing demands etc. This research showed the policy of subdivision of behind has so many problems to be solved in Korea.

지목체계 개선에 따른 경제적 효과 분석

유선종(Yoo, Seon Jong),노민지(Noh, Min Ji),김진(Kim, Jin),도주은(Do, Ju Eun) 한국지적학회 2015 한국지적학회 학술대회 논문집 Vol.2015 No.1

현재 공부상지목과 현실지목의 불일치 문제로 공부상지목을 통해 실제 토지이용상황의 판단이 불가능한 실정이다. 본 연구는 공부상지목을 통해 실제 토지이용상황의 판단이 불가능한 상황을 시정하고, 지목현실화사업의 합리적인 추진을 돕고자 우리나라에 바람직한 새로운 지목체계(2014)를 도출하였다. 새로운 지목체계(2014)는 12개의 대분류와 60개의 소분류로 이루어진다. 12개의 대분류는 현행 지목 28개의 개념이며, 60개 소분류는 대분류 그룹에 속한 소분류 내에서 동일한 용도로 인정할 수 있는 경우, 유연한(flexible) 용도변경을 허용하기 위함이다. 새로운 지목체계(2014)를 근거로 시범사업지구(서울시 은평구 대조동 및 수색동)의 조사·분석을 통해 그 경제적 효과 및 조사비용을 추정하였다. 분석 결과 지목체계의 변동으로 인한 시범사업지구의 공시지가증가 효과는 2.98%, 약 282억 원 가량이다. 이를 2014년 전국 공시지가 총액인 4,066조 원에 적용하면, 전체적인 공시지가 상승효과는 121조 원 정도이다. 전국적 수준의 지목 조사비용을 예측해 본 결과, 전국 사업의 추정예산액은 4,174.65억 원으로 나타났다. It is well known problem among general public, policy makers, practitioners, academics, and government officials that current cadastral records have been mismatched with observed, realized land usages. This report suggests a new land use classification system reflecting current observed land usage. This report proposed new one with two hierarchical levels; 12 upper categories and 60 lower categories. 12 upper categories stem from current existing 28 land categories while 60 lower categories are introduced to provide certain flexibility during the land use change application. Also We execute an experimental pilot survey program based on our new land use classification system which re-surveys two villages (Daejo-dong and Soosaek-dong) in Seoul metropolitan area in 2014. Considering economic effect, this report finds 2.98% increase in prices which is about USD 28.2 BN from two villages in the sample. If we extrapolate the result to estimated nation-wide effect, it is about USD 121 TN considering that the total officially assessed land price nation-wide is USD 4,066 TN in 2014.

실거래가를 활용한 개별공시지가의 형평성 분석연구

유선종(Yoo, Seon-Jong),이주희(Lee, Joo-Hee),정희남(Jung, Hee-Nam) 한국주거환경학회 2014 주거환경(한국주거환경학회논문집) Vol.12 No.3

The Publicly Announced Price (PAP) of individual land, introduced in 1989 and assessed by local governments every year, has been used as a criterion for levying land taxes, including property tax and capital gains tax. There have been arguments about whether the PAP of land is reliable and appropriate to represent the market prices. The arguments become even hotter since 2006 when the government introduced the real price report system in real estate transaction. Tax equity, both horizontal and vertical equity, means the similar amount of tax shall be levied being proportioned to the similar value of property. This study is to identify whether there exists the equity among land tax bases, that is PAP of individual land. Effective 1,168 parcels of land was selected from Bupyung-gu, Incheon City, which were traded during the years of 2011 and 2012. It compares the difference between the PAP of individual land and the reported transaction prices. To analyze both the horizontal and vertical equity of each 8 local counties (dong) and value level, it uses the ratio analysis method and regression analysis. The findings can be summarized as follows; there exists vertical inequity in most local counties and land value levels. It implies land taxes were rather degressive. There also exists horizontal inequity, implying tax burdens do not proportionally allocated to similar land conditions. The findings suggest that improving the PAP of land system is necessary to enhance both the vertical and horizontal equity.

유료노인복지시설의 가격결정요인에 관한 연구

유선종 ( Seon Jong Yoo ),이현림 ( Hyun Rim Lee ),신승우 ( Seung Woo Shin ) 한국부동산분석학회 2010 不動産學硏究 Vol.16 No.3

The purpose of this paper is to define the factors affecting the price of user pay welfare facilities for the elderly in Seoul and Gyenggi. For accuracy, we divided the user pay welfare facilities for the elderly with the user paid institution for the aged and the user pay welfare facilities for the aged. The main tool of analysis that we employ is the Hedonic price function model. The analysis show that the most important factor affecting the price of the user paid institution for the aged is the access to subsidiary facilities. On the other hand, the ownership type has a great effect on the price of the user pay welfare facilities for the elderly. As a result, opening the facilities in the institution to the public negatively effects the price of the user paid institution for elderly as a significant value. And, operating the welfare facilities with mixed ownership types(leasing and selling in lots) negatively effects the price of the user pay welfare housing for the elderly as a significant value.

노인요양시설의 수요량 추정에 관한 연구

유선종(Seon-Jong Yoo),윤수민(Su-Min Yoon),강주리(Ju-Ri Kang) 한국주택학회 2012 주택연구 Vol.20 No.2

통계청의 인구센서스 자료에 따르면 2012년 현재 우리나라의 65세 인구 비율은 11.3%로 2018년(13.4%) 고령사회, 2026년(20.8%) 초고령사회로 진입을 직면하고 있으며 이런 급속한 변화는 장기적으로 주택시장에 큰 영향을 미칠 것으로 예상하고 있다. 하지만 인구구조 변화에 따른 노인주거의 수요 및 공급에 대한 연구는 활발하게 이루어지지 않고 있으며, 특히 장기요양보험의 도입으로 노인요양시설의 공급이 크게 증가하였으나 수요를 고려하지 않은 무분별한 시설개발이 우려되는 상황이다. 이에 본 연구에서는 인구 및 인구구조변화에 기초한 이창무(2009)의 Mankiw and Weil의 수정모형과 곰페르츠 성장모형을 사용하여 2010년부터 2030년까지의 노인인구 주택 수요면적와 노인요양시설 예상 입소인원 변화를 예상해보았으며, 노인인구주택 수요면 적은 지속적으로 증가할 것이며 그 증가폭은 2026년에 약 4백70만㎡으로 가장 높을 것이고, 노인요양시설 예상입소인원변화 또한 2026년에 약 3만명 증가로 가장 높을 것으로 예상된다. 노인요양시설 수요의 증가가 언제까지 증가할지를 예상해본 결과 2048년 이후 수요가 감소하는 추세로 돌아설 것으로 보인다. According to the census of statistics Korea 2010, percentage of people aged 65 and over is 11.3% in 2012, and it will exceed 20% which means entry of a hyper aging society in 2026. Since there are not enough studies about demand and supply movement of housing of elderly, this sharp rise will have a decisive effect on the housing market in the long term Especially, introduction of the national long-term care insurance makes supply of long term care facilities rapidly increased. However, facility development without consideration of demand is concerned. This study attempts to forecast change of long term care facility demand from 2010 to 2030 using Lee(2009)’s modified Mankiw-Weil Model based on the change of population and structure of population and Gompertz curve, and it has been forecasted that require area for elderly housing will increase constantly and rate of change will mark 4.7million square meter the most highest at 2026. Also, change in quantity demand of long term care facilities will record approximately thirty thousand and it will be turned negative at 2048 according to the research.

주택연금 계약해지의 결정요인에 관한 연구

유선종 ( Seon Jong Yoo ),노민지 ( Min Ji Noh ) 한국부동산분석학회 2013 不動産學硏究 Vol.19 No.2

The purpose of this study is to analyze the determinants of the termination of reverse mortgage contract. Using a sample of more than 10 thousand reverse mortgage users, logistic regression models were estimated to investigate which factors affect users` decision of whether to terminate or continue reverse mortgage contracts. Estimation results show that demographic characteristics of users such as age of the head, house price, and regions of residence are important determinants of their decisions. More elderly users with higher house price are more likely to terminate their contracts, and users living together with a spouse and other family members are more likely to continue their contracts. One of critical element in terminating reverse mortgage was found to be the gauranteed fee which is designed to increase in proportion to the contract period. This study also suggested some policy directions: Current structure to impose the gauranteed fee should be modified to relieve users` financial burdens. The payment scheme should be diversified to meet users` demands for the amount of payments based on their life cycle stages.

베이비붐세대 소유 부동산의 강제매각 결정요인 분석

유선종(Yoo, Seon-Jong),문희명(Moon, Hee-Myung),정희남(Jung, Hee-Nam) 한국주거환경학회 2013 주거환경(한국주거환경학회논문집) Vol.11 No.1

This study aims to analyze the characteristics of real estate owned by Korean baby boomers and the status of their involuntary disposal through court’s auction. The cases of auctions, which are scheduled to recover the bank’s foreclosure and debt payment thereof, are selected from files of 5 courts which have jurisdiction over Seoul Metropolitan City. The cases are 464, among which 190 are owned by baby boomers and 274, by other households. The study examines the differences of debtor characteristics, auction characteristics, and real estate characteristics between both groups, i.e., baby boomers and other households. It also examines the characteristics of the baby boomers who bought the real estate auctioned at the court. The findings are summarized as follows; First, the competition rate of the auctioned real estate owned by baby boomers was higher than those owned by other generations. Second, the duration of successful bid of baby boomers’ real estate was shorter. Third, the bid price rate (the ratio of successful price tendered to estimated value) of baby boomers’ real estate was higher, and thus the reimbursed or receivable rate for baby boomers’ debt was higher. These results imply that the relationship of rights and duties of baby boomers’ real estate was relatively uncomplicated comparing with that of other generations’ real estate.

오피스 빌딩의 관리비용 결정요인에 관한 연구

유선종 ( Seon Jong Yoo ),양영준 ( Young Jun Yang ) 한국부동산분석학회 2010 不動産學硏究 Vol.16 No.1

After IMF bailout in 1997, due to changes in real estate market, the office buildings have been recognized to maximize the investment return and thus many researchers have bee n studying on the measure to raise profitability of office buildings. There are, however, insufficient data and research on management expense which is one of the factors determining the income yield rate of office buildings. This study is intended to develop a pricing model for office building management expense utilizing selected determinants based on previous studies and experiences and to statistically verify field workers` perception drawn from their own experiences. According to the multiple linear regression analysis, building management expense is raised by KRW17,332,200 and KRW128,041 by increasing one unit of management personnel and electric capacity, respectively. The management expense is also raised by KRW409 per year after construction.