점포 밀집도가 상가 권리금 및 임대료에 미치는 영향

국문 초록 (Abstract)

창업을 성공으로 이끌기 위해서는 창업에 영향을 미치는 여러 변수들에 대해 제대로 대응하는 것이 중요하다. 특히 상가권리금과 임대료는 창업의 성패를 가르는 결정적인 요소이므로 이들에 대한 연구 역시 매우 중요하다고 할 수 있다. 그러나 권리금 및 임대료에 대해 제대로 된 분석이 가능하려면 시장의 현재 모습이 제대로 반영되어야 한다. 그러기 위해서는 점포의 경쟁관계와 포화도가 연구에 반영되어야 하지만 그러한 연구들은 거의 없는 실정이다.
따라서 본 연구에서는 업종의 밀집도를 상권 내에서 발생하는 점포간의 경쟁 및 시장의 포화도를 반영하는 변수로 정의하고, 이를 사용하여 상가 권리금 및 임대료가 어떻게 움직이는지를 구체적으로 밝히는 것에 목적이 있다. 연구의 완성도를 높이기 위해 권리금과 임대료 간 발생하는 상호관계를 고려하고, 이를 위해 전에는 잘 사용하지 않던 통계적 기법을 이용하였다.
연구의 지역적 범위는 서울시로 하였고, 시간적 범위는 2011년, 업종은 음식점업으로 하였다. 업종분류기준은 중소기업진흥원의 상권정보시스템의 업종분류기준을 따랐다.
모형구축에 앞서 상가권리금 및 임대료와 관련된 여러 선행연구들을 분석하여 권리금과 임대료수준의 결정에 영향을 주는 요인들을 찾고 이들을 입지요인, 점포속성요인, 점포매출요인, 기타요인 등으로 나누어 정리하였다. 그리고 그 내용을 바탕으로 선행연구들에 나타나는 함의를 도출하고 한계점을 찾아내었다.
본 연구에서 설정한 가설은 두 가지이다. 첫 번째 가설은 동종업 점포 밀집도의 증가는 공급 증가의 효과를 일으켜 권리금 및 임대료를 감소시킨다는 것이며, 두 번째 가설은 전체업종의 밀집도가 높아지면 권리금 및 임대료를 증가시키나 밀집도가 어느 수준을 넘으면 혼잡효과로 인해 그 효과가 상한에 이르거나 권리금 및 임대료를 감소시킨다는 것이다. 이는 점포가 밀집된 지역은 집적효과가 발생하여 권리금 및 임대료가 증가한다는 선행연구들의 결과와는 다소 다른 가정이라 할 수 있다. 여기서 동종업 점포 밀집도는 반경 400m 내 동종업 점포수로, 전체업종 점포 밀집도는 반경 400m 내 음식점업 점포수로 정의하였다.
권리금과 임대료의 연립성 문제를 극복하고 신뢰도가 더 높은 통계량을 얻기 위해 단일방정식이 아닌 연립방정식모형을 구축하였다. 그 결과 모형의 설명력인 weighted system R-square는 0.4040으로 나타났다. 각 모형의 설명변수들은 통계적으로 모두 유의했으며, 입지변수, 점포속성변수 및 점포매출변수 등의 부호는 선행연구와 동일하게 나타났다. 또한 권리금과 임대료가 서로에게 미치는 영향은 그 방향이 같다는 것 또한 매우
의미 있는 결과다.
동종업 점포 밀집도 계수의 부호가 음수로 나타났는데 이는 동종업 점포 밀집도는 권리금 및 임대료을 감소시킨다는 것을 의미하며, 따라서 가설1이 성립함을 알 수 있다. 전체업종 점포 밀집도는 권리금에는 정(+)의 부호, 임대료에는 일차항은 정(+), 이차항은 부(-)의 영향을 미치는 것으로 나타났다. 전체업종 점포 밀집도가 일정 기준을 넘어서면 임대료는 감소한다. 그러나 권리금은 감소하지 않고 계속 증가한다. 하지만 권리금의 증가율은 매우 낮아지며 여기에 임대료 감소가 미치는 영향이 권리금의 증가 정도보다 훨씬 크기 때문에 결국 권리금도 줄어든다. 따라서 가설 2도 성립함을 알 수 있다.
물론 본 연구에도 여러 한계점이 존재하지만 그 동안 국내에서 연구가 미진했던 상가권리금 및 상가임대료시장에 대해 차별화된 연구결과로써 내용상으로는 선행연구의 한계를 딛고 업종 밀집도가 권리금 및 임대료에 미치는 관계를 분석하여 권리금과 임대료에 경쟁요인 및 혼잡효과가 미치는 영향까지 분석해 냈다는 점에서 의의가 있다고 할 수 있다. 또한 앞으로 권리금 및 임대료에 대한 연구가 더욱 활발해져서 창업 및 자영업자들에게 큰 도움이 될 수 있기를 희망한다.

목차 (Table of Contents)

• 1. 서론 ······················································································································1
• 1.1. 연구배경 ······································································································1
• 1.2. 연구 목적 ····································································································3
• 1.3. 연구범위 ······································································································3
• 2. 이론 및 선행연구 고찰 ··················································································5
• 2.1. 권리금 ········································································································5
• 2.1.1. 권리금의 의미 ·····················································································5
• 2.1.2. 권리금의 유형 ·····················································································5
• 1) 지역권리금 ····························································································6
• 2) 시설권리금 ····························································································6
• 3) 영업권리금 ····························································································7
• 4) 그 외 권리금························································································7
• 2.1.3. 권리금 결정 요인 ···············································································8
• 2.2. 상가임대료 ································································································12
• 2.2.1. 상가임대료의 정의 ···········································································12
• 2.2.2. 상가임대료 결정 요인·····································································13
• 2.3. 권리금과 임대료의 관계········································································18
• 2.4. 고전집적이론····························································································19
• 2.5. 소결 ············································································································19
• 3. 분석의 틀 ·········································································································21
• 3.1. 연구 가설 ··································································································21
• 3.2. 클럽이론 ····································································································26
• 3.3. 자료구축 ····································································································27
• 3.3.1. 연구 자료···························································································27
• 3.4. 변수구축 ····································································································29
• 1) 조작적 정의 ··················································································29
• 2) 변수 구축 ····························································································29
• 3.5. 분석 방법 ··································································································32
• 3.5.1. 연립방정식·························································································32
• 3.5.2. 연립방정식 추정법 ···········································································37
• 3.6. 모형구축 ····································································································41
• 4. 분석결과 ···········································································································43
• 4.1. 기술통계량 ································································································43
• 4.2. 연립방정식 모형 결과 ············································································49
• 1) 전체 분석 ····························································································49
• 2) 동종업 밀집도가 권리금 및 임대료에 미치는 영향 분석 ········ 53
• 3) 전체 점포 밀집도가 권리금 및 임대료에 미치는 영향 분석·· 55
• 5. 결론 ····················································································································58
• 6. 참고문헌 ···········································································································61