지하상가의 특성에 따른 수익성 요인 비교 및 임대료 수준평가 분석 = Analysis of factors influencing on rent level and comparative study on profitability of Underground shopping arcade

다국어 초록 (Multilingual Abstract)

The commercial use of underground space in urban area has increased to coincide with the subway construction due to technological development. The pioneer of underground shopping arcade is Kukje shopping street in Busan. The magnitude of underground shopping arcade(underground shopping street, underground shopping mall(center)) has been enlarged and the development types have also varied as time passes by. Rapid urbanization brought a sharp upturn of land price in downtown and traffic condition in CBD(Central Business District) was worsened. Accordingly, the use of underground spaces took its natural course.
In the earnest, the underground shopping arcade began to be constructed in accordance with opening of subway in Busan. Eight underground shopping arcades are now in operation; three shopping arcades(Nampo, Goangbok, Kukje) within Nampo Station area, three shopping arcades(Seomyon, Daehyun, Lotte World) within Seomyon Station area, Busan Station underground shopping arcade and Deokchon underground shopping arcade. Several underground shopping arcades are in planning stage. So, the number of underground shopping arcade in Busan is expected to increase in the future.
The aim of this study is to compare profitability factors by commercial power(trade) and supervisory authority, to empirically analyze the factors influencing on rent level through management, environment and locational characteristics, and to analyze preference about supervisory authority of the underground shopping arcade through management and environment characteristics in Busan metropolitan city. This study deals with 602 questionnaire data and field investigation data to analyze. The analysis program is SAS program.
The major findings on analysis of underground shopping arcade are as follows; First, as the result of ANOVA model to compare profitability factors, the all variables(fifteen variables) - 'open sense', 'temperature', 'ventilation', 'prevention against disaster', 'hygiene', 'illumination', 'noise', 'profitability', 'rent', 'total satisfaction', 'satisfaction comparing to ground shop', 'satisfaction with supervisory authority', 'average sales per month', 'present earning rate compared with last year', 'prospect of earning rate' - were statistically significant. The satisfaction about Nampo and Goangbok shopping arcade was higher than that of other shopping arcades. Tenants(retailers) prefer public enterprise(Busan Infrastructure Corporation) to other management companies as management agency in the respect of environment characteristics.
Second, as the result of Ordered logit model for analysis of the factors influencing on rent level, the effective variables are divided into such three groups as management, environment and position characteristics. Significant variables concerning to management characteristics are 'operation term', 'business type2', 'store size', 'sex', 'customer age'. The significant variables on environment characteristics are 'prevention of disaster', 'hygiene', 'noise', 'profitability', 'satisfaction comparing to ground shop', 'satisfaction with supervisory authority'. Also, the significant variables on position characteristics are 'number of store', 'vacancy rate of business', 'number of regular bus route', 'subway users', 'appraised value of land', 'rent of ground store'.
Third, variables of analysis for preference about supervisory authority are divided into such two groups as management and environment characteristics. As the result of Multinomial logit model for analysis of preference about supervisory authority of the underground shopping arcade through management characteristics, significant variables are 'operation term', 'number of laborer', 'business size', 'average buying amount of money', 'proprietor age', ' school career', 'customer age'. Significant variables on environment characteristics are 'open sense', 'hygiene', 'illumination', 'noise', 'profitability', 'satisfaction with supervisory authority'. The result means that the preference about supervisory authority of the underground shopping arcade is higher in Busan Infrastructure Corporation than in others.
We obtain several informative suggestions to rise sales of underground shopping arcade through this analysis. Especially, when the shopping is to be remedied or we plan to construct new shopping arcade, we would consider the analysis result to promote public interests. It helps profitability rise. In other words, the result suggests that supervisory authority upgrade the satisfaction on environment characteristics.

목차 (Table of Contents)

• 제1장 서론 1
• 제1절 연구배경 및 목적 1
• 1. 연구의 배경 1
• 2. 연구의 목적 4
• 제2절 연구범위 및 방법 6
• 1. 연구의 범위 6
• 2. 연구의 방법 7
• 제2장 이론적 고찰 및 선행연구 11
• 제1절 지하상가의 개념 및 공공성 요소 11
• 1. 지하상가의 개념 11
• 2. 지하상가의 공간계획 요소 14
• 3. 지하상가의 공공성 요소 16
• 제2절 상업용 부동산의 수익성과 임대료 21
• 1. 상업용 부동산의 수익성 21
• 2. 상업용 부동산의 임대료 30
• 제3절 선행연구 검토 34
• 1. 지하상가 선행 연구 34
• 2. 상업용 부동산의 수익성 및 임대료 선행연구 40
• 3. 선행연구 종합 검토 44
• 제3장 부산시 지하상가 현황 및 특성 49
• 제1절 부산시 지하상가의 현황 49
• 제2절 부산시 지하상가의 특성 53
• 1. 부산시 지하상가의 입지특성 53
• 2. 부산시 지하상가의 운영특성 71
• 제3절 소결 75
• 제4장 지하상가 특성에 따른 수익성 요인 비교분석 76
• 제1절 지하상가 분석을 위한 자료 구축 76
• 1. 조사대상 및 방법 76
• 2. 분석방법론 81
• 제2절 지하상가 특성에 따른 수익성 요인 비교분석 83
• 1. 변수의 정의 및 기초통계량 83
• 2. 운영주체별 수익성 요인 분산분석 89
• 3. 상권별 수익성 요인 분산분석 94
• 제5장 지하상가 특성에 따른 임대료 수준평가 및 관리주체 선호분석 99
• 제1절 지하상가 특성에 따른 임대료 수준평가 분석 99
• 1. Ordered Logit Model 99
• 2. 변수의 구성 및 기초통계량 104
• 3. Ordered Logit Model을 이용한 임대료 수준평가 분석 111
• 제2절 지하상가 특성이 관리주체 선호에 미치는 영향 분석 119
• 1. Multinomial Logit Model 119
• 2. 변수의 구성 및 기초통계량 123
• 3. Multinomial Logit Model을 이용한 관리주체 선호분석 127
• 제6장 결론 137
• ■ 참고문헌 141
• ■ 설문조사표 148
• ■ 부록 154
• ■ Abstract 158