ANP기법을 활용한 부동산개발사업 상품가치의 정량적 지표개발에 관한 연구

곽철우(Kwak, Cheol-Woo),김승희(Kim, Seung-Hee) 한국주거환경학회 2018 주거환경(한국주거환경학회논문집) Vol.16 No.2

Real estate development significantly influenced by external factors such as international macro-environment, domestic and international real estate markets, public policy, and the financial market has high risks to fail since business process is complicated, and potential risks are various depending on the type of business and participants of business. The purpose of this study is to suggest basically considering criteria when assessing values of real estate development business. For doing this, quantitative indicators are developed by experts’ verifying internal values only focusing on a businessman’s subjective opinion in real estate development. Through ANP, a way of the strategic decision, 6 upper basic items and 18 low detailed items were classified depending on the relative importance of factors, and weights as for these indicators were yielded. Upper basic items yielded 6 basic value items; ‘price value’, ‘time value’, ‘location value’, ‘the value of a concept’, ‘the value of quality’, and ‘rarity value.’ It was found that of them, the most considered item was location value. The significance level of 18 detailed indicators, which represented an indicator of the value evaluation of the product in real estate development, was analyzed. The result showed that ‘regional location value’ was ranked in the first place, and ‘area for exclusive use’, ‘the value of location for land use’, ‘metropolitan location value’, ‘future value’, ‘the time of selling lots’, ‘supply area’, and ‘multiple time’ were ranked in order. However, the values of the rest 9 detailed items that are out of the ranking, had more than 25% weights of overall values. Therefore, when the value of products in real estate development is evaluated, low detailed items should be importantly considered.

부동산개발사업시 상품가치 평가항목에 대한 실증분석

곽철우(Kwak, Cheol Woo),이한나(Lee Han Na),김승희(Kim, Seung Hee) 대한부동산학회 2019 大韓不動産學會誌 Vol.37 No.1

본 연구는 부동산개발사업의 상품가치에 대한 정량적인 평가항목을 선정하고 이를 실증분석 함으로써 분석도구로서 가치를 검증하고자 하였다. 부동산 개발사업시 기획단계에서 도출 할 수 있는 내적가치에 한정하여 문헌연구를 통해 가지평가항목을 도출하여 이를 전문가 설문조사를 통해 적합성을 검증하여 평가항목을 검증하고자 하였다. 그 결과는 다음과 같이 도출되었다. 첫째, 부동산개발사업의 가치평가 항목을 도출한 결과, ‘입지가치’, ‘품질가치’, ‘컨셉가치’, ‘시점가치’, ‘가격가치’, ‘희소가치’의 6개 항목 18개 세부항목 으로 도출되었다. 둘째, 전국적으로 잘 알려진 생활밀착형 부동산을 대상으로 선정된 가치평가항목을 적용하여 실증분석 한 결과, 대상지별 각 세부가치에 대하여 표준정규분포를 가지고 있어 분석도구의 타당성을 입증하였다. 따라서 향후 부동산개발사업의 사전 기획단계에서 상품의 가치를 위한 분석 시 의사결정도구로서 크게 기여할 것이다. The purpose of this study was to select quantitative evaluation indexes on the product value of the real estate development project and to verify the value of those as an analysis tool by an empirical analysis. Limiting to the internal value that can be derived from the planning stage of the real estate development project, the value evaluation indexes were derived through the literature review. Then, this study intended to prove those indexes by verifying the conformity through the survey of experts. There were obtained results of this study: 1) As a result of deriving the value evaluation index of the real estate development project, there were 18 sub items and 6 indexes of location value , quality value , concept value , time value , price value , and scarcity value . 2) As a result of the empirical analysis using the selected evaluation indexes for the living based real estate that nationwide well-known, the validity of the analysis tool was demonstrated by having a standard normal deviate for each sub-value. Therefore, the study will contribute greatly as a decision-making tool in the case of analyzing the product value in the pre-planning stage of future real estate development project.

갯닦기 전후 제주도 인공어초의 해조상 및 수심별 감태의 생장양상

곽철우(Cheol-Woo KWAK),정의영(Ee-Yung CHUNG),김태연(Tae-Yeon GIM),이종화(Jong-Hwa LEE),김영식(Young-Sik KIM) 한국수산해양교육학회 2014 水産海洋敎育硏究 Vol.26 No.1

Marine algal assemblages on the artificial reefs at three stations (Haengwon, Geumneung, Pyoseon in Jeju-do) and the growth pattern of Ecklonia cava with water depth were studied before and after rocky cleaning. Nine algal species occurred at three artificial reefs before rocky cleaning in July 2012, however, 19 algal species were found at three artificial reefs after rocky cleaning in July 2013. In particular, 13 of 19 species in 2013 were replaced by different species which were not found in July 2012. Algal biomass rapidly increased in July 2013 after rocky cleaning. The nMDS plot based on the presence and absence data of macro-algal assemblages on the artificial reefs showed that the species compositions between artificial reefs were similar to each other before rocky cleaning operations in July of 2012. However, after rocky cleaning, the species composition of macro-algal assemblages in Haengwon region was similar to that in Pyoseon region while that in Geumneung region was different to those in Haengwon and Pyseon regions in July 2013. It is needed to clarify the suitable water depth for transplantation of perennial Phaeophyta E. cava. According to the data on seasonal changes in total length, total weight, blade length, blade width, blade weight of E. cava, it began to grow rapidly from April and reached to the maximum value in June, and then degeneration of the blade occurred in July and continued to early August. Although the total length of E. cava at 10m water depth was larger than those at 5 m and 15 m water depths, there was no significant difference statistically among water depths by ANOVA test. However, in the values of total weight, blade length, blade width, and blade weight, the growth patterns at 5 m water depth were larger than those at 10 m and 15 m. Thus, it is assumed that the most suitable water depth for transplantation and its maximum growth and effective release of zoospores of E. cava will be 7~10 m water depth.

갯닦기 전후의 해중림초의 해조상과 시험 부착판에서의 해조류 초기 천이

김태연(Tae-Yeon GIM),곽철우(Cheol-Woo KWAK),정의영(Ee-Yung CHUNG),김영식(Young-Sik KIM) 한국수산해양교육학회 2013 水産海洋敎育硏究 Vol.25 No.6

The marine algal flora assemblages settled on the artificial seaweed reefs in Jeju-do before and after rocky cleaning were investigated during summer and the early succession of seaweeds attached to the test panels on the structures of the artificial reef after rocky cleaning were observed by visual observations and under the dissecting microscope in order to evaluate the effects of this rocky cleaning operation. Species composition and algal biomass on the Bboolsamgak-typed seaweed artificial reefs before and after rocky cleaning were measured and compared before and after rocky cleaning. Before rocky cleaning in July 2012, only nine algal species had existed on the Bboolsamgak-typed seaweed artificial reefs, however, twenty algal species occurred on the seaweed artificial reefs after rocky cleaning in July 2013. Particularly, 15 species among them in July 2013 were not found in July 2012 and they seemed to occur newly on the artificial reefs. A large quantity of algal biomass increased in July 2013 after rocky cleaning. Based on the importance value, there was a drastic change in the dominant species between July 2012 and July 2013 after rocky cleaning. By dissecting micrographs, an epiphytic diatom, Licmophora sp. and flagellates, were observed on the 9th day. A chlorophyte, Ulothrix flacca was observed after 14 days, Ulva pertusa, Bryopsis pulmosa, crustose coralline algae, and Cladophora spp. were after one month. After two months, a significant species succession was observed from three previous chlorophyte species to crustose coralline algae existed as a dominant species on the panels. In this study, however, any brown algae were not found until three months in the early seaweed succession. All above results indicates that the rocky cleaning is a very efficient method for the establishment of macroalgal assemblages on the artificial reefs.