대형유통상업시설 개발을 위한 소비자 선택기준에 관한 연구 -용인/분당 지역 대형백화점을 기준으로-

정문오 ( Moon Oh Jeong ),김재환 ( Jae Hwan Kim ),김용일 ( Yong Il Kim ),이상엽 ( Sang Youb Lee ) 한국부동산분석학회 2009 不動産學硏究 Vol.15 No.3

Today`s distribution market has many structures such as department stores, large discount stores, traditional markets, and internet shopping malls, and the choice variety of the consumers` purchase behavior increased. For this, this study conducted research about consumer choice criteria about department stores among many distribution market structures and consumer satisfaction in Yong-In and Bun-Dang area. The degree of importance about choice criteria for department stores in general was analyzed, and for the degree of importance items, degree of preference about the actual department stores in Yong-In and Bun-Dang area was additionally analyzed. The selection of factors for department store choice criteria was ultimately done by consulting with researchers of the previous studies and distribution specialists, and the survey was conducted from an outside survey institute, and the relative importance was evaluated by AHP method. Also, additional research was conducted on the actual consumer preference of department stores located in Bun-Dang and Yong-In area about each choice criteria item. From the analysis results, the factors that are considered in priority in choosing a department stores and actual preference of department stores were analyzed, and the consumer characteristics and new perception standard were identified.

수도권 공간구조분석과 부동산 특성에 관한 연구

정문오(Moon-Oh Jeong),이상엽(Sang-Youb Lee) 건국대학교 부동산도시연구원 2011 Working Paper Series Vol.11 No.5

최근 수도권의 공간구조는 대도시권화ㆍ교외화 현상과 더불어 다핵화ㆍ분산화가 진행되고 있다. 급속한 발전에 따른 체계적이지 못한 도시화 및 산업화를 나타내고 있으며, 지역 간 성장불균형으로 인한 집중과 분산의 부조화, 지가상승과 생활환경 격차 등 부정적 요인들이 발생하고 있다. 이에 본 연구는 서울시, 인천시, 경기도 등 수도권 자치단체별 도시공간지표를 분석하여 지역적 불균형 현상을 분석하였다. 수도권 도시공간구조의 시간적ㆍ공간적 변화를 인구ㆍ고용 등 도시지표들의 분포패턴과 밀도를 활용하여 특성들을 파악한 후 요인분석을 통하여 요인들의 공통성을 도출하였다. 도출된 결과를 각 도시별 요인정수 분석을 진행하였고, 각 요인들과 매매가격지수, 전세가격지수, 지가변동률, 주택보급률, 재정자립도 등과의 영향성을 확인하였다.

도시철도 접근성에 따른 전세가격 영향 연구

정문오(Jeong, Moon Oh),이상엽(Lee, Sang Youb) 한국부동산학회 2014 不動産學報 Vol.56 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES This study is to apply the effect of the opening of metropolitan rapid transit which is one of the indirect social capitals as well as the accessibility to the metropolitan rapid transit station on the change of housing Jeonse price; thus, it aims to analyze the spatial, timewise effect through the application of diverse analyses. (2) RESEARCH METHOD Concerning research methods for the analysis, in order to study the spatial effect, the study employed the spatial quantitative analysis utilizing the spatial lag model and the cross sectional time series GLS model which is an analysis method in combination of time series data and cross sectional data. (3) RESEARCH FINDINGS The study analyzed the effect of long-term metropolitan rapid transit construction project from 1989 to 2009, and tried to raise the accuracy of the effect through the spatial autoregression model by spatial autocorrelation. 2. RESULTS Overall, the metropolitan rapid transit station construction project had more of a positive effect than a negative effect on the price of nearby housing. From this, it is probable to be utilized in the projection of the Jeonse price change of real estate regarding metropolitan rapid transit and light rail transit which will be consistently built in the future. Furthermore, it is concluded that it will help in decision making by utilizing the effect value which was analyzed in this study not only for the purpose of actual residing but also of investment.

부동산 담보부 부실채권의 낙찰가격과 경제지표와의 상관관계 분석에 관한 연구

오인영(Oh, In Young),정문오(Jeong, Moon Oh),이상엽(Lee, Sang Youb) 한국부동산학회 2010 不動産學報 Vol.43 No.-

1. CONTENTS OBJECTIVES With the global financial risk that began in American in 2007, the real economy activity slowed down so rapidly that insolvent obligation increased, but the study on price evaluation of insolvent obligation and future price expectation is so limited. Therefore, this study aims to define the bid value rate of mortgage-backed insolvent obligation and find out its influential economic and real-estate indicators to serve as a usable indicator for future price expectation and the sale. (2) RESEARCH METHOD This study looked into factors influencing the processing of mortgage-backed insolvent obligation and the price evaluation, and verified the relations between 43 indicators among real-estate and economic indicators and the bid value rate. (3) RESEARCH FINDINGS Each indicators showed low relations in case of the analysis with the same time series, but higher relations in case of the analysis with moving time series by the year. 2. RESULTS As the results of the analysis, all variables preceded a year and particularly private consumption trend, housing sales trend, housing rent trend, sales trust variations in the amount, sales trust variations in the rate, and BSI for small businesses had a positive(+) effect while producer price index(PPI) and export price index had a negative(-) effect.

리츠투자 수익률 분석을 통한 제도개선방안 연구

김상석(Kim, Sang Seog),정문오(Jeong, Moon Oh),황재훈(Hwang, Jea Hoon) 한국지역개발학회 2017 韓國地域開發學會誌 Vol.29 No.4

This study has analyzed the present state and the effects of REITs on the share price and has presented ways to improve the system based on policy-based implications. The key conclusions of the analysis on the present state and the effects of REITs on the share price are as follows. First, the national interest in REITs is on the rise in the long term but has seen a slowdown in its growth in recent years. This indicates that people have still difficulties in getting access to indirect investment of real estate as REITs have grown in the form of unlisted private investment despite their external growth. Second, REITs focus their investment in office buildings, especially in downtown and Gangnam areas, featuring very strong clustering in terms of spatial characteristics. However, the development-oriented REITs focus on residential housings mostly in non-Seoul metropolitan area, which indicates strong potentials in provincial metropolitan cities as these REITs still keep their presence in Seoul metropolitan area. Therefore, although REITs are expected to continue a steady grow, there is a need to pay attention to their growth patterns. Third, the listed REITs are affected by macroeconomic factors, including government bonds, corporate bonds, KOSPI and land prices, and additionally by capital money as well. Although the size of capital has a positive effect on the share price of REITs but the actual size of capital of the listed REITs does not even reach the average of all commercially available REITs. This indicates that the regulations imposed on the listed REITs not only shrink the number of REITs but also make it hard to secure capital investment. All of these phenomena raise a need for improving on unreasonable regulations along with the consideration of support policies in order to ensure a sustainable growth of REITs.

기업형 소매상업시설 SSM(Super-Supermarket)의 매출액에 대한 입지특성요인의 영향 분석

이근영(Lee Keun Young),정문오(Jeong Moon Oh),이상엽(Lee Sang Youb) 한국부동산학회 2015 不動産學報 Vol.60 No.-

금융위기 이후 소비행태와 세대 구성, 소비자 인식이 변화하면서 기업형 슈퍼마켓(SSM)의 매장 수와 성장률은 매년 증가하고 있다. 이러한 추세에 따라 SSM의 입지특성요인에 대한 전체적인 연구의 필요성이 대두되고 있는 실정이다. 이에 본 연구에서는 국내 대표 SSM업체가 운영하는 전국 352개 지점을 대상으로 SSM의 다양한 요인 변수들을 검토하고, 2012년 SSM 연간 총 매출액 자료를 이용한 회귀모델을 구축하여 입지특성요인들과 매출액간의 관계를 검토하였다. 또한 모든 입지특성요인변수가 포함된 전체 모델에 대한 종합적인 분석(overall test)을 실시한 후, SSM의 매출액을 가장 효과적으로 설명하는 입지특성요인변수를 밝혀내고자 단계 분석방법으로 최적모델(model selection)을 도출하였다. 실증분석결과는 다음과 같다. 첫째, '세대 수' 변수에서 '아파트'는 매출액에 긍정적인 영향을, '非아파트'는 부정적인 영향을 미친다. 둘째, SSM의 경쟁업종인 '편의점', '시장/종합상가', '슈퍼마켓', '할인마트' 중 '편의점'이 유일하게 SSM의 경쟁업종인 것으로 나타났다. 마지막으로, '매장면적'과 '영업일수'와 같은 비입지적특성요인이 SSM 매출액에 가장 많은 영향을 미치는 것으로 나타났다. 1. CONTENTS (1) RESEARCH OBJECTIVES Due to the consumer awareness and consumption behavior change, the growth rate and the number of SSM continue to increase. The growth of SSM encourages the need for study about effects of locational characteristics on sales of SSM. (2) RESEARCH METHOD In order to analyze the effect of locational characteristic factors, the sales of SSM data collected from 352 SSMs are acquired. Regression of the annual gross sales in 2012 on the locational characteristic factors is used to identify the relationship, where the backward elimination method and stepwise method is used to derive the optimal regression model including only the effective factors to explain sales of SSM. (3) RESEARCH FINDINGS The analytical results are as follows. First, "the number of households in apartment" and "the number of households in non-apartment" have a positive impact and a negative impact on sales, respectively. Secondly, among the numbers about "convenience store", "Market / General shopping street", "supermarket" and "discount mart" as competitors of SSM, only the number of "convenience store" is significant. Finally, the most effective factors about sales of SSM are the "store size" and "business days". 2. RESULTS This study reflects the latest tendency of SSM by utilizing annual gross sales in 2012. It implies that non-locational characteristic factors are as influential on sales of SSM location as locational characteristic factors.

부동산시장의 주택매매가격지수와 주식시장 종합주가지수 및 산업별지수와의 관계 연구

송경섭(Song, Kyung Sup),정문오(Jeong, Moon Oh),이상엽(Lee, Sang Youb) 한국부동산학회 2012 不動産學報 Vol.48 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES This research analyzes the impact of fluctuation in Housing Purchase Price Composite Index (HPPCI) on the Korea Composite Stock Price Index (KOSPI) and its 22 indices by industry. It analyzes the correlation, and examines whether there is a precedence relationship or a causal relationship between them. (2) RESEARCH METHOD The research methodologies are the correlation analysis between variables, seasonal adjustment for time series analysis, and unit root test. By the Granger causality test, the causal relationship between variables is examined by cross-correlation analysis with certain period of time lag between variables. (3) RESEARCH FINDINGS As a result of correlation analysis, there was a strong positive relationship between HPPCI and KOSPI. The result of Granger causality test showed that textile and clothing industry and construction industry was influenced by HPPCI, and medical and precision stock index influences HPPCI. The result of cross-correlation analysis showed that communication industry and bank stock index precedes HPPCI one month and five months respectively. 2. RESULTS The variation in HPPCI influences the stock market as a whole and each industry. Therefore, it is assumed that it would be useful to take investment strategy of dealing relevant industrial sector and type of stocks with a time lag as composite housing price index fluctuates. Since there are diverse variables that affect stock market other than the above correlation, it would be effective to take the strategy of front-trading or post-trading.