需要者 側面에서 본 分讓轉換 賃貸住宅政策의 效果에 關한 硏究 = (A) study on the effectiveness of public rental housing from a consumer's view

다국어 초록 (Multilingual Abstract)

A Study on the Effectiveness of Public Rental Housing from a Consumer's View

by Kim, Hyung-Hyun

Department of Real Estate
Graduate school of Jeon-ju University.
Directed by Professor Park, Chang-soo

This thesis analyzed the effectiveness of the policy on public rental housing planned to be converted into distribution after some rental periods.
The method for this is to calculate the flow of ready funds caused by the change of dwelling cost and assets value with DCF, one of the ways to make decision using Cost-Benefit analysis in order to grasp how assets value turns in the process of being consumer's property after a rental period
By examining preceeding studies and the course of development in the rental housing policy, two better suggestions are derived. One is the need of private sector's participating to increase the supply of public rental houses, and the other is the way to distribute after 5-year rental rather than 10-year for revitalizing the supply.
The outcome taken from the flow of ready funds depended on the kind of one's own acquisition is that public rental housing is a great policy as a way for the homeless to have own house in that NPV(Net Present Value) yielded by distribution after rental is higher than other ways of acquisition, and B/C(Benefit-Cost Ratio) is shown high.
Two prior conditions are important to improve the effectiveness of the public rental housing policy through analysing the economic fluctuation; the price of house and interest rate are stable. Furthermore, it is necessary for the government to scrutinize the policy because the price and increase in housing market vary a lot as a place. When a price trend of house in the past or the price of distribution now is considered, 5-year rental is much more efficient for consumers than 10-year one appearing to be negative price.
To improve the effectiveness of the public rental housing policy, thus, the study has practical proposals as follows.
Firstly, the policy of rental housing has reasons to proceed without interruption because there are economic validity and desirable effectiveness for consumers.
Secondly, 10-year rental should be abolished and replaced with 5-year one since the former causes private sector to be reluctant to participate in the policy when the profit becomes worse. Besides, consumers can hardly predict a lot of benefit from 10-year rental house compared with 5-year one.
Next, the flexibility in a rental period is required as the housing market may change.
Lastly, the policy should be implemented based on the place because the profit for consumers occurs differently according to where they live.
To sum up, this study can play a role to make a housing market stable and help realize living welfare by a means of supply to meet demand in cooperation with public and private sector.

목차 (Table of Contents)

• 제1장 서 론 1
• 제1절 연구의 배경과 목적 1
• 제2절 연구의 범위와 방법 3
• 제3절 연구의 구성 5
• 제4절 선행연구 검토 7
• 1. 임대주택의 제도개선에 관한 연구 7
• 2. 공급 활성화에 관한 연구 9
• 3. 임대주택 수요에 관한 연구 13
• 제2장 임대주택과 정책평가에 관한 일반적 고찰 17
• 제1절 공공임대주택 현황 및 지원정책 17
• 1. 임대주택의 유형 17
• 2. 임대주택 및 주거점유현황 25
• 3. 임대주택의 필요성과 지원정책 32
• 제2절 분양전환 공공임대주택 제도 41
• 1. 5년임대주택 제도 41
• 2. 10년임대주택 제도 48
• 3. 5년임대와 10년임대주택 제도의 시사점 54
• 제3절 정책평가 이론 및 비용-편익분석 55
• 1. 정책 효과의 의의 55
• 2. 정책평가 이론 57
• 3. 비용-편익 분석(Cost-Benefit Analysis) 61
• 4. 소비자 잉여와 정책효과 68
• 제4절 소 결 72
• 제3장 자가취득 유형별 현금흐름의 분석 75
• 제1절 분석의 개요 및 표본의 특성 75
• 1. 분석의 개요 75
• 2. 표본의 선정 84
• 3. 표본의 특성 86
• 제2절 자가취득 유형별 순현가 분석 89
• 1. 일반분양 가구 89
• 2. 임대 후 분양전환 가구 91
• 3. 전세거주 후 자가취득 가구 94
• 4. 대출이용 분양가구 96
• 제3절 자가취득 유형별 현금흐름 비교 98
• 1. 일반분양과 분양전환 가구 99
• 2. 전세가구과 분양전환 가구 101
• 3. 주택자금 대출가구와 분양전환 가구 103
• 제4절 소 결 105
• 제4장 경제 변수에 따른 수익성 분석 107
• 제1절 경제 변수 107
• 1. 할인율 변수 108
• 2. 주택가격 상승률 변수 110
• 제2절 유형별 조건변화에 따른 민감도분석 115
• 1. 임대 후 분양전환 가구 115
• 2. 전세거주 후 자가구입 가구 117
• 3. 대출을 통한 자가마련 가구 119
• 제3절 분양전환기간 및 전환가격에 따른 비교 121
• 제4절 소 결 125
• 제5장 결 론 127
• 1. 연구의 요약 127
• 2. 연구의 한계 129
• 참 고 문 헌 131
• ABSTRACT 136
• 부록 1. 5년 공공임대아파트 임대조건과 분양전환 가격 비교(주택공사) 138
• 부록 2. 5년공공임대아파트 임대조건과 분양전환 가격 비교(민간업체) 139
• 부록 3. 임대아파트 표본(2000-2001년입주) 140
• 부록 4. 분양아파트 표본(2000-2001년입주) 141
• 부록 5. 주택가격과 할인율에 따른 민감도분석 결과 142