Hedonic模型을 이용한 오피스빌딩 賃貸料決定要因에 관한 硏究 : 서울시와 5개 광역시를 중심으로 = (A)study on determinants of office rents by Hedonic pricing model

다국어 초록 (Multilingual Abstract)

Office market can be the market place to be negotiated between the lessee or purchaser looking for new space and the lessor or owner holding the space. Therefore, to figure out the rental scheme of office building, to understand that the value of office building is determined by the building nature and its location. This will give the lessee or owner to decide the rental charge properly and the investor to make a decision reasonably.
Furthermore, to study on the rental scheme of office building, the provider who constructs and develops the office building is able to make a decision on nominal investment level comparing with investment cost and return, and be efficient for the time and cost to collect the office information, and acquire the basic knowledge on office market research.
Though the research on office building so far was mainly focused on the downtown, Yeoiy and Kangnam area of Seoul, that on local metropolitan was not carried out. Therefore, this research is focused on Seoul as well as 5 local metropolitans such as Pusan, Daegu, Incheon, Daejeon and Kawngju city. This research is based on the hedonic price function, which show the value of structural quality, local characteristics and surrounding environment of office building, and the log-log function on the type of hypothetical function.
The analytical approach can be divided into three categories as follows:
1.Rental schemes can be observed by the rent and total rent, rent plus management expenses, as the dependent variable in Seoul and 5 local metropolitans. The typical research up to now could not be concluded on variables which shall be the dependent variable. Therefore, this research will compare two types of the dependent variable which suits to each regions.
2.Rental scheme will be studied upon small, medium and large scale of office market in Seoul and 5 local metropolitans respectively.
3.Rental scheme will be examined, as the problem of transaction rate from deposit based rent to monthly rent is complemented by using the data of monthly rent with deposit in Seoul and that of deposit based rent in 5 local metropolitans.
As described on the above, the determinants of office rental in Seoul and 5 local metropolitans will be as follows:
First of all, in case the total rents was adopted as the dependent variable composed of the rent and total rent in regional analysis, high coefficient of determination can be achieved. Depending upon region, the determinants of office rental can be varied with, and the impact of each variable might be different.
In comparative analysis between Seoul and local metropolitans, the rent of large scale of office can be increased in Seoul and decreased in local metropolitans as the scale of building larger and keep longer. The rent of small and medium scale of office can be increased in both Seoul and local metropolitans as the scale of building larger and keep longer.
The variable of surrounding environment influences a lot in 5 local metropolitans and does not in Seoul. The analysis to complement the problem of transaction rate from deposit based rent to monthly rent shows that the level of rent at downtown, Youyi and Kangnam area in Seoul differ from the analytic result taken into consideration of the whole of Seoul. This might be caused by the fact that the rent was devalued due to the preference of deposit based rent and the transaction index from deposit based rent to monthly rent in Kangnam area. In 5 local metropolitans, the difference of a little coefficient value and test of significance can be varied with.

목차 (Table of Contents)

• 목차
• 第1章 序論 = 7
• 第1節 硏究의 背景 및 目的 = 7
• 第2節 硏究의 範圍 및 方法 = 8
• 第2章 오피스 市場의 理論的 考察 = 10
• 第1節 오피스 市場 槪觀 = 10
• 1. 오피스의 意義 및 分類 = 10
• 2. 오피스의 立地 및 集中과 分散 = 12
• 3. 지역별 오피스 시장의 동향 = 18
• 第2節 오피스 賃貸市場의 意義 = 25
• 1. 오피스 임대료에 관한 이론 = 25
• 2. 헤도닉 分析 方法의 意義 = 38
• 3. 오피스빌딩 임대료와 특성과의 관계 = 40
• 第3節 오피스빌딩에 대한 旣存硏究 考察 = 41
• 第3章 임대료결정요인에 관한 實證分析 = 46
• 第1節 分析資料 및 分析方法 = 46
• 1. 분석자료 = 46
• 2. 실증분석방법 = 49
• 第2節 實證分析 結果 = 53
• 1. 지역별 임대료결정요인 분석 = 53
• 2. 서울시와 5대광역시간 비교분석 = 57
• 3. 임대료 지불방식에 따른 추정값 = 73
• 第4章 要約 및 結論 = 78
• 參考文獻 = 82
• ABSTRACT = 85
• <附錄> = 88