土地備蓄制度의 實效性 檢證에 관한 硏究 = (A) study on the effectiveness of the land bank system in Korea

다국어 초록 (Multilingual Abstract)

This thesis aims to verify whether the land bank system would contribute in stabilizing real estate market by supplying industrial lots with reasonable lease value and installing social infrastructures with low costs. To get the answer this study inspected the causal relationship among the components that influence land bank system by System Dynamics method. From this analysis confirmative results were induced.
The experiences of other countries show that comprehensive local planning reflecting land banking function could go far to systemic land development and accordingly it also be a firm foothold in providing people inexpensive houses for low-income people. In addition, land banking is effective in preventing the increase of the price of houses located nearby under-developed area. At least through land banking, it is possible to prepare the countermeasure against soaring up of those house prices.
Now, Korea is in its early stages with land bank system. It lately enacted laws for land banking with public interests and land bank, the institution for land banking, was only set up on the first day of July this year. So the performance of land banking is nothing but Jeju island's case. There is the examples of pre-selling of lots but they are very few.
This study analyzed how effective land banking is on lowering the costs of industrial parks for lease and residential land development zone. In case of the second industrial park in Jinryang, Gyeongsan, North Gyeongsang Province, pre -buying of lands makes the costs lowered by 23,000 won per ㎡. In addition, if developed through the land banking, which is land-reserving method, it would get the cost effectiveness by 211,000 won per ㎡. In case of the second residential land development area in Hyangnam, Hwasung city, it is similar in cost effectiveness. It is analyzed that road building project could have such cost effectiveness by use of land banking. In case of Mangwoo-Kumgok subway line building project, it could be expected to have advantage of saving costs by 14.2% per year through land banking system. As mentioned above, land banking system could get some effectiveness in costs. Also, if controlling the time spot of reserving lands, it could be well connected to long-term land use planning and make some synergy effect.
In fact, it is difficult to move directly on to compensation phase for reserving lands due to the financial condition and the plans of land bank institution. Especially, the land owners don't tend to accept the increased price of their lands because of tax. This trend lasts till their lands would be appointed prospective development area. So the gap between the officially assessed individual land price and market price is wide. In this situation, there might be mass complaints or public enmity if trying to proceed to acquire lands with compensation on the basis of officially assessed individual land price which is far from the market price. Also value assessment for compensation is not so easy.
This study intend to set up the directions of further research by showing the necessaries for managing the land banking system that will soon come to effect through the analysis of the causal relationship among those factors that influence on the land banking system. Finally I want to emphasize that when land banking system goes into regular stage, we should have keen interests in controlling the balance of supply and demand in real estate market against speculation as well as reserving the land for public interests.

목차 (Table of Contents)

• 제1장 서론
• 제1절 연구배경 및 목적 1
• 제2절 연구의 범위 및 방법 2
• 제3절 토지비축제도에 관한 선행연구의 검토 4
• 제2장 토지비축제도 고찰
• 제1절 토지비축제도의 개념 및 도입배경 8
• 1. 토지비축의 개념 8
• 2. 제도 도입배경 8
• 제2절 토지비축관련 제도 10
• 1. 법령 10
• 2. 현행 토지비축제도 12
• 3. 토지비축 운용기관 18
• 제3절 외국의 토지비축제도 22
• 1. 외국의 토지비축제도 22
• 2. 외국 제도의 시사점 32
• 제3장 토지비축실태 및 토지비축제도 영향요인
• 제1절 토지비축실태 36
• 1. 국․공유지 보유 및 관리현황 36
• 2. 토지비축현황 44
• 제2절 토지비축제도 영향요인 47
• 제4장 토지비축제도의 실효성에 관한 실증분석
• 제1절 시스템 다이나 믹스를 이용한 토지비축제도 실효성 분석 55
• 1. 시스템 다이나 믹스의 정책 평론 55
• 2. 토지비축제도 영향요인별 인과지도 61
• 제2절 토지비축의 일반적 효과 66
• 1. 외국사례로 본 토지 비축의 효과 66
• 2. 국내사례로 본 토지 비축의 효과 68
• 제3절 토지비축제도 실효성 검증 71
• 1. 토지비축제도 영향요인 등의 상관관계분석 71
• 2. 공익사업비용 절감효과의 검증 78
• 3. 사업비용 이외의 토지비축 효과 예측 89
• 제5장 결론
• 제1절 연구결과의 요약 92
• 제2절 연구의 한계 및 제언 96
• 참 고 문 헌 100
• Abstract 102
• 부 록 105