아파트 분양마케팅 활동과 초기계약률에 관한 연구

백민석 ( Min Seok Baik ),신종칠 ( Jong Chil Shin ) 한국부동산분석학회 2011 不動産學硏究 Vol.17 No.3

Condominiums (also known as apartment in Korea) are considered as the most typical residential type recently. It had been quite easy to find consumers for newly constructed condominiums when the supply was much less than the demand. However, as the housing supply has gradually been increasing, the conditions of residential housing market were changed to look for potential consumers. Consequently, more systematic and scientific sales marketing activities are required for successful condominium sales at the changed market environments. Therefore, the effective sales marketing activities are indispensable to meet the goal of successful condominium sales. Despite of the importance of sales marketing activities, there is little research on the effect of sales marketing activities on condominium sales. The previous research mainly focuses on the influence of condominium characteristics and environment characteristics on subscription rate which is a kind of purchase intention. To find out the impact of sales marketing activities on sales performance, this study examines how the condominium characteristics, environment characteristics, sales marketing characteristics are influencing initial sales rate. This study uses initial sales rate as dependent variable because it shows consumer`s real purchase behavior for condominium. To do empirical research, this study collects actual data of initial sales rate and sales marketing activities for condominium sales. This study finds out that characteristics of condominium to be sold, characteristics of environment in condominiums sales and characteristics of sales marketing have influence on initial sales rate. This study confirms that condominium characteristics and environment characteristics are important for successful condominium sales. This study shows that sales marketing activities such as newspaper advertising, event marketing and other marketing activities, have a significant impact on initial sales rate. This study suggests sales marketing activities play an important role in successful condominium sales, and also contributes in laying the foundations for empirical study on condominium sales marketing.

도시재생사업 추진과정에서의 참여주민간 의사결정권에 관한 연구

백민석(Baik Min Seok),황재훈(Hwang Jeaoon) 한국부동산학회 2016 不動産學報 Vol.67 No.-

본 연구는 성공적인 도시재생사업의 추진을 위하여 사업에 참여하는 주민들간의 갈등을 최소화하고 효율적인의사결정을 할 수 있도록 참여주민간 의사결정권 배분에 관한 대안을 제시하였다. 본 연구는 도시재생사업이 진행중인 지역주민을 대상으로 구조화된 설문지를 통하여 설문조사를 실시하였고, 계층분석과정(AHP)를 거쳐 연구결과를 도출하였다. 본 연구결과 도시재생사업 추진과정에서의 참여주민간 합리적인 의사결정권 중요도는 사업지내 거주주민 의견(0.437)>사업지내 영업상인 의견(0.325)>사업지외 거주주민 의견(0.125)>사업지외 영업상인 의견(0.113)의 순으로 나타났으며, 특히 도시재생사업에 대한 관심도 및 민감도가 주민보다 상인인 경우 보다 큰 것으로 분석되어 사업지내의 상인조직과의 관계관리가 도시재생사업의 중요한 성공요인임을 제시하였다. 1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to provide a standard for the distribution of opinion decision-making which affects effectively to the decision process among partipatory citizen in the urban regeneratio projects. (2) RESEARCH METHOD As the research method, the systemized questionnaire to participatory citizen was used in on-going urban regeneration projects. The research outcomes are delivered by AHP. (3) RESEARCH RESULTS The research related that the residents regared the opinions of the people as important in the following order: ·residents within the commercial area(0.437) ·small and large business owners in the commercial area(0.325) ·residents outside the commercial area(0.125) ·and small and large business owners outside the commercial area(0.113) 2. RESULTS The following research was conducted in order to propose a method that minimizes conflict and maximizes effective decision-making. Because the business owners found to not only have greater interset, but also be more sensitive to the effects of the urban regeneration projects, it is highly recomneneded to work with the local business association for a successful implementation.

오피스빌딩 관리비 결정요인

백민석(Baik, Min Seok) 한국지적학회 2014 한국지적학회지 Vol.30 No.2

본 연구는 서울시 내에 위치한 오피스 빌딩의 관리비용에 영향을 미치는 요인들을 분석하였다. 본 연구에서는 비용의 특성과 수익의 특성을 갖고 있는 오피스 빌딩의 관리비용을 구성하고 있는 입지적, 물리적, 관리방식, 소유주체 특성변수들의 영향력에 대해 분석하였다. 분석결과, 오피스 빌딩의 입지특성 변수가운데 빌딩 권역구분 더미, 지하철과의 도보거리 변수가 관리비에 유의한 영향을 나타내었다. 다음으로 물리적 특성변수들의 분석결과 오피스 빌딩등급, 전용률, 총층수, 경과년도, 건축구조 더미변수가 관리비에 유의한 영향을 미치는 것으로 나타났다. 다음으로 관리특성변수 분석결과 전문관리업체에 위탁관리를 하는 경우가 자체관리를 하는 경우보다 관리비가 높은 것으로 나타났다. 끝으로 오피스 빌딩 소유주체의 특성변수 분석결과 소유주가 법인인 경우가 기타의 경우와 비교하여 유의하게 관리비가 높은 것으로 나타났다. This research is intended to analyze the operating expenses determining factors for the office buildings in Seoul. Accordingly, this researcher has come to judge the operating expenses turn into a profit by the expenses from service characteristic and a flat rate system mixed together. In the results of this analysis, the differences by size turned out as the characteristics most influential on operating expenses, with the fact the higher their class is, the higher their operating expenses. The differences must be coincident with the increase in the area to be managed with the tendency that the larger their size are, the more they were put to management on commission by the business providing professional management. In the results of analysis on ownership, looked into the characteristics through sampling data which were put to descriptive analysis.

부동산경매과정에서의 근저당권거래방식에 관한 연구

백민석(Baik, Min-Seok),김행종(Kim, Haeng-Jong) 한국주거환경학회 2014 주거환경(한국주거환경학회논문집) Vol.12 No.3

This study focused on presenting the real estate auction investment technique through the transactions of the collateral security. It was summarized as follows: First, the recent real estate auction market in Korea has been growing rapidly, totaling up to 17,000,000,000,000won on the basis of the annual amount of the contract prices. The collateral security market related to the real estate auction has continued to expand alongside and its annual market size is estimated to account for 20,000,000,000,000won. Seen from this perspective, it can be said that many parts of the real estate auction market is closely related to the collateral security transactions of the financial institutions, of the liquidization companies, and of the individual investors. Second, the possibility of being the new means for investment could be identified through the case of the transactions of individual collateral security. This study presented several collateral security transaction methods for collateral security investment: the method of investment anticipating the dividend profit through the collateral security transactions of real estate in auction, the method of trading the right to collateral security as part to purchase real estate at an auction more cheaply than anyone else, and the method of creating profits through the successful bid for competent real estate. Furthermore, it mentioned the method to reduce inheritance tax and gift tax through the transactions of the collateral security. Third, it described the detailed procedures to approach the collateral security transactions in real estate auction, including the systematic procedures and method that allow anyone with an internet connection to experience collateral security transactions as the means for investment. In addition, it addressed a new investment opportunity that could be derived from the collateral security transactions. Finally, advanced foreign countries have thus far invested capital of more than 70% in establishing the domestic liquidization companies and earned high profits, and Korean capital competitively entered the newly emerging Asian bad loan markets such as China, India, Vietnam, and the like and recorded high profits, which suggests how to develop collateral security transactions in the future korean investment market.

인터넷 부동산 중개프랜차이즈사이트 서비스에 대한 가맹 중개업소의 평가에 관한 연구

백민석 ( Min Seok Baik ),박선홍 ( Sun Hong Park ),신종칠 ( Jong Chil Shin ) 한국부동산분석학회 2010 不動産學硏究 Vol.16 No.2

Since the fast proliferation of internet, the importance of internet real estate information and of their real estate brokerage internet franchise system has become a greater priority in its market. However, the academic study on real estate brokerage internet franchise hasn`t made satisfactory progress yet. Accordingly, this empirical study examined franchisee`s evaluation for the franchise services of the real estate brokerage internet franchise and analyzed the effect of its assessments for the franchise service on business performance, rejoining intention and word-of-mouth intention. This study confirms that the franchisee can improve its business performance by using franchise services provided by real estate brokerage internet franchise system, such as customer creation service, customer management service and brokerage closing service. It finds out that the customer creation service is the most highly appreciated service. To manage successful business performances by joining the real estate brokerage internet franchise system, franchisee should also make an effort to fit franchise services into its service process and operation. Finally, it is verified that franchise services of real estate brokerage internet franchise system have positive influence on the members` intention of rejoining and recommending the franchise system.

대학기숙사의 공간특성이 학업성취도에 미치는 영향

백민석(Baik, Min-Seok),금상수(Keum, Sang-Su) 한국산학기술학회 2014 한국산학기술학회논문지 Vol.15 No.8

본 연구는 대학기숙사의 전반적인 시설수준이 거주 학생들의 학업성취도에 미치는 영향을 분석하였다. 이를 통하여 기숙사 특성화를 통한 지방대학의 기숙사운영에 관한 시사점을 제공하고, 나아가 인구구조 변화와 학령인구 감소에 따른 지방대학의 발전방향에 관한 가이드라인을 제시하고자 한다. 본 연구에서는 이를 위해 충청북도에 소재한 S대학의 기숙사 사례를 분석하여 다음과 같은 연구결과를 도출하였다. 먼저 대학기숙사의 전반적인 시설수준이 양호할수록 거주학생들의 학업성취도가 높은 것으로 나타났다. 다음으로 대학기숙 사의 개별실 공간특성에 따라 거주학생들의 학업성취도가 영향을 받음을 알 수 있었다. 특히 공동으로 생활하는 학생의 수가 많을수록 학업성취도가 낮아지는 현상을 발견할 수 있었다. 이러한 분석결과는 향후 학령인구 감소에 따라 기숙사 재원인원 이 감소하게 되는 경우에는 다인실을 1인실 또는 2인실로 개조할 수 있는 가변형평면의 개발과 적용이 중요하다는 점으로 인식되어 진다. This study examined how the spatial features, such as the standards of facilities and floor plan of a university dormitory affect the academic achievements. This thesis reports the implications of the management of local universities through the optimization of dormitory environments and provides guidelines for the development of local universities in the face of a decrease in the number of the students. The following results were drawn from a case study of 'S' University which is situated in North Chungcheong Province. First, the students' academic achievements improved with increasing quality of the overall university dormitory. The results show that the dormitory is not only the living space but also the learning space. Considering that an improvement in the students' academic achievements can affect the employment rate of college graduates, providing students with pleasant amenities is very important. Second, the results showed that the academic achievements vary with the spatial characteristics of the residential space; the academic results deteriorated with increasing number of students who share a room. The results of this analysis suggest that a flexible dwelling space that enables the multiple-use residential space to be remodeled into single or double rooms, is very important when facing a decrease in the number of students and the difficult financial stability of the university.

아파트 분양마케팅 활동이 청약경쟁률에 미치는 영향에 관한 연구

백민석(Min-Seok Baik),신종칠(Jong-Chil Shin) 한국주택학회 2011 주택연구 Vol.19 No.3

오늘날 아파트는 일반가구의 대표적인 주거형태로 인식되고 있다. 또한 수요자 중심으로 재편된 부동산 마케팅 환경변화는 아파트 분양에 있어서 더욱 체계적이고 과학적인 분양마케팅을 요구하고 있다. 따라서 아파트분양사업에서 성공적인 분양성과를 달성하기 위해서는 효과적인 분양마케팅 활동이 필수불가결하게 되어가고 있다. 본 연구에서는 아파트 분양마케팅 활동이 실제 아파트분양사업과정에서 청약경쟁률에 어떠한 영향을 미치는 가를 살펴보고, 아파트 분양사업자들은 어떠한 방향으로 분양마케팅 활동을 전개하는 것이 성공적인 분양성과를 달성할 수 있는지에 대하여 분석하였다. 본 연구에서는 자료의 구득이 어려웠던 실제 분양마케팅 활동과 관련한 자료를 수집하여 분양마케팅특성들이 청약경쟁률에 미치는 영향을 분석하였다. 본 연구의 연구결과는 본 연구에서 제기한 연구문제인 분양마케팅특성들이 분양성과 변수인 청약경쟁률에 유의한 영향을 미치는가에 대해 분양마케팅특성요인들은 분양마케팅 성과에 긍정적인 영향을 미친다는 것을 보여주고 있다. 또한 분양마케팅활동에 따른 중간성과변수인 인바운드 수는 청약경쟁률에 유의적인 영향을 미치는 변수로서 분양마케팅과정에서 중요하게 관리해야 할 변수라는 것을 보여주고 있다. 본 연구는 기본적으로 아파트분양마케팅에 대한 실증적인 연구의 기초를 제공하는 연구로서의 의의를 가진다. 본 연구의 결과는 성공적인 아파트사업의 전개, 성공적인 아파트분양을 위해서는 분양마케팅을 효과적으로 관리하는 매우 중요한 과제라는 것으로 보여주고 있다. Condominium has become the most typical residential type in Korea. The changes of the consumer-oriented real estate market environment ask for more systematic and scientific condominium sales marketing activities. Consequently, the effective sales marketing activities are indispensable for achieving the goal of successful condominium sales outcome at the changed market environments. In this study, we examined how the condominium sales marketing activities are actually influencing subscription rate, and for the most effective condominium sales outcome on which direction the condominium sales marketing activities should focus. To perform empirical analysis, the actual data of condominium sales marketing activities are collected and analyzed regarding the factors influencing potential buyers to buy condominiums. As for the results of this empirical analysis, the number of inbound calls is identified as the most critical marketing performance outcome of condominium sales marketing activities. Regarding the influence of condominium sales marketing characteristics on subscription rate, it is concluded that they positively affect the sales marketing performance. This study has great significance on laying the foundations for empirical study of condominium sales marketing, and has drawn up guidelines for utilizing practically effective sales marketing activities on the actual condominium sales as well.

통일을 대비한 부동산 정책에 관한 연구

백민석(Baik, Min Seok),권기욱(Kwon, Kee Wook),금상수(Keum, Sang Su) 한국지적정보학회 2015 한국지적정보학회지 Vol.17 No.1

본 연구는 남북한의 토지소유제도를 살펴본 후 독일통일의 사례를 검토하여 현재 우리나라의 현황과 비교하여 남북한 토지제도에 따른 소유권처리방안에 대한 여러 가지 방안과 각각의 문제점들을 살펴보고자 하였다. 분석결과 통일 후 북한토지관리방안에 대해 점진적 사유화, 토지세금정책, 한정적사유화, 사유화추진기구의 설립, 국유재산관리청의 설립, 북한 토지기초조사 실시의 6가지 대안을 제시하였다. 이 대안은 통일이후 북한토지를 둘러싼 여러 가지 분쟁을 해결하고 사회적 통합을 이룩하는데 크게 기여할 수 있을 것으로 판단된다. This study compared current status of our country and by reviewing the reunification of Germany’s case after North and South Korea’s land ownership system reviewed. According to North and South Korea land system the various plans and individual problems reviewed The results is suggest six alternative; Progressive privatization, Land tax policies, Limited private ownership, Privatization in the establishment of committees, The establishment of national property management office, Basic survey of North Korean land. These alternative could contribute to achieving greater social integration and to solve the various dispute North Korea land since unification.

부동산개발사업으로서 호텔개발프로세스에 관한 연구

백민석 ( Min Seok Baik ),최승용 ( Seung Yong Choi ),장세유 ( Se You Jang ) 한국호텔리조트학회(구 한국호텔리조트카지노산학학회) 2011 호텔리조트연구 Vol.10 No.2

This research is designed to propose the real estate development for hotel business as a substitutional suggestion of the profitable property products` downward. Additionally, this research integrates product development process as the specialized products for real estate developers into real cases. This would make real estate developers possible to review if hotel business become a key part of the property business. In this research, overall process for hotel development is categorized five stages, and each stage contains guide lines for application and theoretical bases for demand. In first stage, this study suggests that the hotel property business should begin with analyzing general development project including the area and deriving strategic plan considered the distribution of competitors. For this, location analysis, sales ratio, competitive landscape, and trend were the must as critical factors. In second stage, development concept with understanding and segmenting patrons should be made. In third stage, brand concept should be developed with considering both local and international hotel grades. Between second and third stage, this study categorized hotel structure into three; room division, food and beverage division, and other division. In forth stage, number of room for the hotel should be calculated by accurate demand forecasting process which was proposed in this study. In final stage, investigation for feasibility should be performed to decide profitable business model based on projected gross revenue and total expenditure in construction and operation. This research is differentiated with previous studies of hotel development by attempting practical approaches through various diagrams and tables and providing the real estate`s point of view for the hotel business.

아파트분양마케팅의 성과관리에 관한 연구

백민석(Baik, Min-Seok),신종칠(Shin, Jong-Chil) 한국주거환경학회 2012 주거환경(한국주거환경학회논문집) Vol.10 No.3

In this study, the number of inbound calls is considered as the mediating performance variable of sales marketing activities to the sales of condominium. This study focuses on examining how the initial sales rate are influencing the process of actual condominium sales, and also analyzes the influence of inbound calls on the condominium sales. The results of empirical analysis are as follows. First of all, various sales marketing activities have effect on the number of inbound calls. And the number of inbound calls has influence on the condominium sales. After all, regarding the answers for whether the characteristic factors of sales marketing activities significantly influence the initial sales rate, this study shows that sales marketing activities positively affect the sales marketing performance through the number of inbound calls. This study shows the number of inbound calls is important mediating performance variable of condominium sales marketing program. This study suggests it is an essential assignment for the management of successful condominium sales marketing program to effectively manage inbound calls in the process of condominium sales marketing.