지방공기업 재무건전성 사례분석 - 광주광역시도시공사 개발사업 채무관리 평가를 중심으로 -

전광섭,Jeon, Gwang-Sup 한국국토정보공사 공간정보연구원 2015 지적과 국토정보 Vol.45 No.1

최근 공공기관의 부채가 급증하고 있고 정부의 재정부담 가능성이 우려할 만한 수준으로 공공기관의 부채축소가 매우 중요한 문제로 대두되고 있다. 특히 광역시도시공사의 경우 2013년 말 부채는 43.2조원으로 전체 지방공기업 부채 73.9조원의 약 58.4%를 차지할 정도로 매우 심각한 수준이어서 광역도시공사의 재무건전성 악화가 지방자치단체의 재정 안정에 심대한 영향을 미칠 것이라는 우려가 나타나고 있다. 하지만 지역의 산업단지 조성을 위한 용지공급 사업이나 공공임대주택 건설사업 등은 지역의 발전을 위해서도 필요한 실정이다. 본 연구는 광역도시공사 중 광주광역시 도시공사의 도시개발사업 및 주택개발사업에 대한 사업수지분석 등 채무관리 평가를 통하여 지방공기업 재무건전성 사례를 분석하였다. 분석결과에 따른 개선방안으로는 도시공사의 재무건전성 제고를 위해서는 정부 및 지자체 차원에서 신도시 택지개발사업에 대해 시장수요, 가격 경쟁력, 주택지표, 기반시설 여건 등을 기준으로 평가 및 차별화하여 사업추진을 결정하는데 있어서 사업타당성 분석의 정확성 제고가 필요하며 도시공사의 부채감축을 위한 "통합부채 관리체계"를 도입하여 지방공기업 부채를 포함한 지방자치단체 전체의 부채를 지방자치단체가 중심이 되는 관리 강화가 절실하다는 점이 지방공기업 부채문제 해결을 위한 주요한 발견점이 된다. 본 연구가 국가 및 지방공기업의 재무건전성 확보를 위한 이론적 측면에서의 사례분석이 되었다는 점에서 연구의 의의가 있다. Recently public institutions' debt is growing therefore it became an important issue to the level that the government concerns about the possibility of financial burden to reduce the debt. Especially debt of public enterprises in metropolitan areas was in a serious state where debt in late 2013 was 43.2 trillion, which takes approx. 58.4% of 73.9 trillion of debt of all local public enterprises. Sound financial state of local public enterprises is important to public enterprises in metropolitan areas and it may affect seriously financial stability of local governments when public enterprises have financial problems. However, land supply business to form local industrial complexes or local demand for development of public rental housing business always exist; and vitalizing local economy and creating jobs through these businesses are very necessary to develop the areas. However, for local economic development, industirial land business and public rental housing business are needed. In this study, Gwangju Metropolitan City Corporation Ltd is used as a case study to evaluate the local public financial soundness via debt management assessment i.e.(using) the feasibility analysis in the urban development and housing development. As an improvement measure following the result of analysis, for the enhancement of financial soundness of urban innovation corporation, the government and local government shall evaluate and differentiate market demand, price competitiveness, and infrastructure of new town land development project to improve accuracy of project feasibility analysis. Another important insight is that there should be local government-centered management of liabilities of the local government and local public enterprises with the integrated liability management system to reduce the liability of the corporation and solve the issue of debts for local government. This study is significant in that it has analyzed cases from the theoretical aspect to secure financial soundness of national and local public enterprises.

서울특별시 자치입법권 분석과 정책과제

전광섭(Jeon Gwang Sup) 대구과학대학교 국방안보연구소 2019 사회융합연구 Vol.3 No.5

지방자치단체장 직선제도를 도입한지 24년이 되는 시점에서 그동안의 서울특별시의 지방자치제도 시행결과에 대해 제도적·운영적 측면에서 지방자치제도의 한계가 노정되어 왔다. 본 연구의 목적은 서울특별시 지방자치 24년 동안의 자치권의 변동요인을 분석하였다. 분석의 주요 대상은 서울특별시의 자치입법권을 중심으로 분석하고, 한계점과 극복과제를 제안하는 것이다. 1995년부터의 서울특별시 지방자치 24년에서 자치입법권의 순기능과 역기능에 관한 분석을 통해 지방자치발전의 대안을 제안하였다. 특히, 정치적 한계와 헌법적 한계 등 중앙정부로부터의 규제 등의 요인을 도출하고 그 극복대안으로 지방분권형 헌법개정(안)을 제언하였다. 본 연구는 서울특별시 지방자치 24년 동안의 자치입법권의 시행경과, 조례제정과 개정 및 폐지 실태 평가를 통해 향후 지방자치의 미래예측 및 대응과제를 발굴하여 제도적 개선함으로 제언한 데에 의의가 있다. In the 24 years since the introduction of the direct system of local government heads, the limits of local autonomy have been set in terms of institutional and operational aspects regarding the results of the implementation of local autonomy in Seoul. The purpose of this study was to analyze factors of autonomy in Seoul for 24 years. The main object of the analysis is to analyze the autonomous legislative powers of Seoul Metropolitan Government and propose limitations and challenges. In 1995, the Seoul Metropolitan Government s 24 years of local autonomy proposed an alternative to local autonomous development through an analysis of the net and adverse functions of the autonomous legislature. In particular, the derivation of decentralized constitutional constitutional amendments was proposed as a means of deriving factors such as regulations from the central government such as political and constitutional limits. The purpose of this study is to suggest the systemic improvement by discovering the future prediction and countermeasures of local autonomy by evaluating the implementation of the legislative legislation for 24 years and the establishment of ordinances, amendment and abolition of the municipal autonomy.

국내주거지원 개선방안에 관한 연구

전광섭(Jeon, Gwang Sup),김진(Kim, Jin),이일호(Lee, Il Ho) 한국부동산학회 2011 不動産學報 Vol.44 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this research is to examine the supporting the system of houses for the low-income group who are currently applicants of national leasing house in the aspect of supply system and management system, and the overall improvement programs of the supporting system of houses necessary to the group of applicants is grouped by analyzing the current statement of residence of the low-income group. (2) RESEARCH METHOD This research examined the existing resources and the published dissertations and was described based on the statistical data of research with the related books, the reports of research, and several media. (3) RESEARCH FINDINGS This dissertation analyzed the problems of policies of national leasing house, supply statement, and supply system and management system. 2. RESULTS By supposing and managing the statement of public leasing house until now and comparing and analyzing the foreign supply system, this dissertation focused on suggesting the direction for the change of the house supporting system, which had to be studied among the institutional support for the stability of house of the low-income group as the main applicants and the role of government, a local autonomous entity, and the main organization for management.

CR REITs 제도운용 및 발전방안 연구

전광섭(Jeon Gwang Sup) 한국부동산학회 2008 不動産學報 Vol.33 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES<BR>  Real Estate Investment Trusts is one of the representative systems in indirect investment in real estate. CR REITs are centered to search for the development direction with comparative and/or applied examples.<BR>  (2) RESEARCH METHOD<BR>  literature is mainly used for this study. It was studied with domestic and foreign theses and papers, System comparison of USA and theses of associations.<BR>  (3) RESEARCH RESULTS<BR>  For REITs revitalization, it is necessary to simplify the process of sanction, do public relations, develop specialty, establish real estate consultancy and give tax favor.<BR>  2. RESULTS<BR>  Through the introduction and improvement of Real Estate Investment Trusts, Real Estate Market will be more vitalized, which leads the industry related to REITs to be more developed. To develop REITs, it is necessary to improve the system flexibly such as revision of the law of Real Estate Investment Trusts. As we see through appled examples, the growth of CR REITs is expected with the function of Corporate Restructuring as well as the merits of taxes and the operation.

부동산정책에 대한 전문가 평가분석 - 한국역대 정부(전두환~노무현)를 중심으로 : 부동산정책에 대한 전문가 평가분석

전광섭(Jeon Gwang Sup) 한국부동산학회 2007 不動産學報 Vol.30 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES There are many problems concerning housing in Korea as a result of a recent sharp run-up in real estate prices. This study sets out to review the characteristics of the housing policies implemented by successive Korean administrations, on the basis of which it analyses the overall level of public satisfaction with housing policies. The number of administrations was limited to the five most recent governments from that led by President Choo Doo-hwan to the current administration headed by President Roh Moo-moo. A questionnaire survey was conducted asking respondents about their level of satisfaction with the real estate price stabilization policies, economic stimulation policies, anti-speculation policies and housing supply policies adopted by these administrations in order to elucidate the future direction of real estate policies. (2) RESEARCH METHOD the empirical analysis (3) RESEARCH METHOD First, the Chun Doo-hwan administration ranked highest in the level of satisfaction with real estate price stabilization policies, followed by the Kim Young-sam, Roh Tae-woo, Kim Dae-jung and Roh Moo-hyun administrations. Actually, however, it was during the Kim Young-sam adminstr ation that real estate prices were most stable. Also, real estate prices soared most dramatically during the Roh Tae-woo and the Roh Moo-hyun administrations. Therefore, the low degree of satisfaction with real estate price stability under the Current Roh Moo-hyun government may be attributable to the hike in real estate prices. Second, analysis of the degree of satisfaction with real estate policy in regard to economic stimulation policies showed that the public was most satisfied with the Chun Doo-hwan government, followed respectively by the Roh Tae-woo, Kim Dae-jung, Kim Young-sam and Roh Moo-hyun administrations. In the case of the Kim Young-sam and Rho Moo-hyun governments, real estate policies did not seem to have contributed greatly to boosting the national economy. Third, the degree of satisfaction withn anti-speculation policies

지역주택조합 사업 활성화를 위한 자금조달 방안 연구 -대출보증 지원방안을 중심으로-

전광섭 ( Gwang Sup Jeon ),김정하 ( Jung Ha Kim ) 한국건설경제산업학회 2013 건설경제산업연구 Vol.4 No.2

최근 지역주택조합 사업이 시장 환경변화 등으로 인하여 틈새시장으로서 그 활성화가 기대되고 있으나, 지역주택조합이 가지고 있는 구조적인 문제점을 해결하지 않고서는 안정적인 사업구조로 정착될 수 없는 바, 이를 개선하기 위한 주요 방안으로서 첫째, 조합운영과 공사도급 관련한 표준규약 및 표준계약서의 사용을 의무화하는 방안을 제시하였다. 둘째, 정비사업 전문관리제도 또는 공공관리제도를 도입하는 방안을 검토하여 사업의 전문성과 공공성을 갖춤으로써 사업을 보다 투명하게 하는 방안이 있다. 또한 조합자체 자금부담을 해소하고 조합운영을 원활히 진행할 수 있도록 사업 활성화를 위한 금융지원 방안으로는 첫째, 기금조성을 통한 공공융자 지원방안, 둘째 기존 일반 PF대출보증의 취급조건을 개선한 2원화 구조로, 보증취급전 자금관리대행업무, 보증취급조건(5가지) 충족시 PF대출보증 취급 방안, 셋째 중도금대출보증 확대 실시 방안을 들 수 있다. Recent changes in local market conditions, such as housing units due to the business as a niche market, but that is expected to enable local housing units have structural problems, without a stable business structure that can not be settled in a bar, which aimed at improving as a first main room, combined operating and construction contract relating to the use of standard protocols and standards mandated by the contract proposed measures. Second, the maintenance business specializing in management system or public administration is considering introducing a system of professionalism and public service to the business by matching the business plan to be more transparent. In addition, the combination of its own funds to relieve the burden combinations so you can proceed smoothly operating business plan for the activation of the first financial support, funding support through the public financing scheme, the second general PF existing conditions to improve the handling of loan guarantees won the two structures, guarantee agency business handling all money management, warranty handling conditions (five) meet handling PF loan guarantee scheme, the third expansion of Moderate gold loan guarantee scheme and the like.

유티쿼터스 도시 개발 활성화를 위한 기본연구

전광섭(Jeon, Gwang Sup),이성근(Lee, Sung Gun),이광균(Lee, Gwang Gyun) 韓國不動産學會 2010 不動産學報 Vol.43 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is analyze on a plan for activating development in Ubiquitous city. By analyzing on a plan for activating development, it can establish the scope and detail service for Ubiquitous city. (2) RESEARCH METHOD The research methods is a survey analysis. The data for this analysis were collect from the questionnaire. (3) RESEARCH FINDINGS In the results of this survey, The existing researches on development in real estate have been formed mainstream in a research on profits of development, a research on all the risks relevant to development in real estate, and a research related to factors of success in development of real estate. 2. RESULTS This study offers there will be necessity of supporting the positive investment in u-City foundation facilities and the efficient implementation in the city-integrated operating center in order to clarify industrial, economical, and social importance in u-City, which is the nation's core project. and to enhance the local features and regional development in the dimension of the central government.

한국 역대정부의 주택정책 만족도 연구

전광섭(Gwang?Sup Jeon) 한국주택학회 2007 주택연구 Vol.15 No.1

  우리나라의 주택문제는 최근 부동산 가격의 급등으로 인해 많은 문제점을 안고 있다. 본 연구 목적은 한국의 역대정부가 실시하였던 주택정책에 대한 성격을 전반적으로 고찰하여 이를 토대로 전반적인 주택정책의 만족도를 구하는데 있다. 즉 주택정책에 대한 수요와 공급 중심의 정책 이외에도 어느 정부가 투기억제에 치중하였지, 또는 어느 정부가 경기활성화에 치중하는지 등을 서술하여 이를 토대로 실증적으로 더 높은 지지를 얻은 정부를 살펴보는데 목적이 있다. 둘째, 이러한 각 정부의 주택정책에 대한 분석을 토대로 그 만족도와 성과의 구성요소를 분석하는데 있다. 기존 선행연구들은 주택정책을 수요중심정책과 공급중심정책으로 분류하여 그에 따른 가격변동과 수요변화를 중심으로 분석하였다. 즉, 10가지 목표를 수요와 공급중심의 목표로 나누고 이 두 가지 요인이 부동산 만족도를 결정하는데 결과적으로 어떠한 영향을 미쳤는지를 살펴보는 것이다. 셋째, 현재 부동산 전문가들의 관점에서 여러 주택정책 중 선호하는 정책과 선호하지 않았던 정책들을 비교 평가하여 주택정책의 추진방향을 설정하는데 목적이 있다.<BR>  본 연구를 통해서 입증하고 싶었던 연구가설은 정부 별로 주택정책에 대한 만족도에 차이가 존재하며 이러한 차이의 원인이 수요/공급정책의 선택과 비중 정도이라는 것이다. 특히 이 두 가지 요인들의 상대적인 비중까지 포함하여 가장 선호되는 주택정책의 형태를 찾는 것이다.<BR>  그 결과 첫째, 역대 정부별로 주택정책에 대한 만족도는 큰 차이가 존재함을 알 수 있었다. 10가지 평가요인 별로 보았을 때 정책 투명성과 정책 일관성을 제외한 8가지 요인에서 정부 별로 통계적으로 유의미한 차이가 발생하였으며 전반적인 만족도 역시 정부 별로 큰 차이가 존재하였다.<BR>  두 번째 이러한 만족도를 결정하는데 있어서 수요, 공급정책이 중요한 영향을 미친다는 것을 알 수 있었다. 즉 수요 측면, 공급측면에서 주택정책의 입안이 결론적으로 주택정책에 대한 만족도를 결정하는 것이다.<BR>  세 번째 수요, 공급 측면의 주택정책 중 결정적으로 만족도를 결정하는 요인은 공급측면의 주택정책 수립이라는 것을 알 수가 있었다. 즉 공급측면의 주택정책 입안이 다른 수요관리 중심의 주택정책보다 정책만족도에 큰 영향을 주었다는 것을 실증적으로 분석할 수 있었다.   Our housing problem has many controversial points due to the recent rising price of real estate. The purpose of this study is to inquiry into the features of housing policy that the Korean past governments had done and to seek satisfaction of the housing policy on the basis of the inquiry. In other words, we inspect which government has approval rating based on the description that which government focused on restrain of speculation or an economyinvigorating policy besides the policy of demand and supply on real estate. Secondly on the basis of an analysis of each government"s housing policy we analyze the satisfaction and the contents of the result. The existing studies classified housing policy into the demand­centered policy and supply­centered policy and mainly analyzed the exchange of the price and the demand, that means 10 purposes are separated into the purposes of demand and supply and it searches how the 2 factors effect making the satisfaction of real estate. Thirdly from the viewpoint of specialists in real estate, the policies of real estate are divided according to the preference. It has the aim for setting up the driving direction of real estate policy.<BR>  The hypothesis this study wants to prove is that there are differences of satisfaction on real estate policy according to governments and the cause of the differences is the rate of importance and the choice on demand/supply policy. Especially it searches the most favored policy among real estate policies considering the relative rate of the 2 factors.<BR>  As a result, first it found out that there are differences of satisfaction on real estate policy according to governments. When it is seen with 10 factors for the evaluation, 8 factors except political transparency and political consistency in accordance with governments have meaningful differences statistically and the big differences of satisfaction also exists according to governments.<BR>  Second, it explained that demand and supply policies mainly affect the satisfaction, which means the plan of real estate policy with a view of supply and demand consequently leads to the satisfaction of real estate policy.<BR>  Third, it showed the main factor which affect the satisfaction between supply and demand is the supply way of real estate policy. In other words, it objectively proved that the supply plan of real estate policy is much more effective for political satisfaction than demand managing plan of real estate policy.

주택가격 안정정책의 효과에 관한 연구 - 분양가규제정책을 중심으로 -

전광섭 ( Jeon Gwang Sup ) 한국부동산학회 2010 不動産學報 Vol.40 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to evaluate Price cap regulation of housing in Korea using the statistics analysis for housing prices. (2) RESEARCH METHOD This study was focused on Autoregressive Multi-Analysis. Especially this study used to One Group Pre-test and Post-test Design analysis and the analysis of Time Series Interruption in Quasi-Experimental Method (3) RESEARCH FINDINGS It was shown that the price of housing market was going up according to government intervention. Shortly, government failure was occurred. 2. RESULTS According to the effectiveness analysis of the housing price control policy, the essential effect that Government intended-to make market stable through the decrease in housing price-did not come up, but the side effect was strongly brought up. It was shown that the price of housing market was going up according to government intervention. Shortly, government failure was occurred. Since the second half of 2007 year, Government have turned back to the policy that new apartment prices are regulated, which is called 'Price cap regulation of housing'. Although 'Price cap regulation of housing‘ is expected to somewhat ease the rise in the housing price from liberalization of housing price, there still remains the doubt that it could be limited to come down the existing housing price in the long view.

서울특별시 오피스텔 관리 만족도 연구 - 강남구 테헤란로를 중심으로 -

설용균,전광섭,Seol, Yong-gyun,Jeon, Gwang-Sup 한국국토정보공사 공간정보연구원 2016 지적과 국토정보 Vol.46 No.2

This paper examines the problems of officetel management and tests three types of hy-pothesis; use of officetel, the numbers of officetel, and ownership period to derive the efficient management in officetel as typical profitable real estate using survey data of officetel management satisfaction in Teheranro, Seoul. The problems classifies institutional inertia and lacks of management mind. This paper approaches to the internal and external problem concerning management from the viewpoint of actual owners getting out of fragmental investment value and investigates management solutions in the cost as well as institution aspect. 본 논문은 대표적인 수익형 부동산인 오피스텔의 효율적인 관리방법을 도출하기 위하여 수요와 공급이 가장 밀집되어 있는 강남구 테헤란로를 중심으로 관리 만족도 설문조사를 통해서 오피스텔 관리의 문제점을 파악하고 오피스텔의 용도, 소유 호수, 소유기간 등 세 가지 가설을 검증한다. 설문조사 결과에서 도출된 오피스텔 관리의 문제점은 크게 제도적 미비와 관리주체의식 부재로 나타나고 있다. 본 논문은 오피스텔의 단편적인 투자 가치적 분석에서 벗어나 실제 소유주들을 대상으로 내 외부적 관리 문제에 밀접하게 접근하여 관리에 대한 비용적인 측면 뿐 아니라 제도적인 측면의 해결방안을 검토한다.