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중소형 빌딩의 특성이 순운영소득(NOI)에 미치는 영향에 관한 연구
김형근(Kim HyungKeun),신종칠(Shin JongChil) 한국주거환경학회 2017 주거환경(한국주거환경학회논문집) Vol.15 No.1
Most of academic research on office market has focused on large office buildings. Although compared to large office building, small and medium buildings have distinctive characteristics in location, tenant types, main use, owner types, and so on, there is little research on small and medium buildings. The purpose of this research is to analyze how small and medium building’s various features affect its Net Operating Income (NOI). For an empirical research, we collects real transaction data from 2009 to 2015 in Seoul and analyze these data by using multiple regression model. For a regression analysis, numerous features of the building have possibility to affect NOI, are categorized into trade area, location, site, building, tenant, management characteristics. The empirical research shows the NOIof small and medium building was affected by trade area, location, site, building, tenant, management characteristics. The regression analysis shows the trade area, location, and site characteristics such as proximity to main trade area, proximity to subway station, corner location, and zoning of site, have significant effects on NOIo f small and medium building. This study confirms building characteristics such as gross floor area, age of building, elevator installation, and proportion of leasable area to 1st floor gross area, have significant impacts on NOI. The NOI of small and medium building is also influenced by the tenant and management characteristics such as proportion of leasable area for commercial use to gross area, its vacancy rate, whether building is used for residential use or building owner, and its management fee charging system. Through this study, we can confirm the NOIof small and medium building is affected by different characteristics from large office building.
김기준 ( Kim Kijun ),김형근 ( Kim Hyungkeun ),정택수 ( Jung Taeksoo ),신종칠 ( Shin Jongchil ) 한국부동산분석학회 2017 부동산분석학회 학술발표논문집 Vol.2017 No.-
As the knowledge industry center attracts the attention as the new real estate for business and investment, the development paradigm is changing in a direction of emphasizing the differentiated marketability. In addition, the differentiation of the architecture plan and each unit plan is considered as an important factor affecting the pricing in the situation that demander needs of the knowledge industry center are diversified. Accordingly, the pricing factors of the knowledge industry center were researched focusing on the architectural planning and each unit characteristics in this study. The analysis was exteriorized in an individual unit by setting each unit price of the knowledge industry center in Seoul which had been parceled out from 2004 to 2016 as the dependent variable. The hedonic price model was used as the analysis model and the validity of the model was verified through the residual analysis. As a result of analysis, the price difference of the knowledge industry center was significant according to each district of Seoul City. The variables influencing the accessibility and cognition of the knowledge industry center with regard to the locational characteristic had a significant influence on the price. Also, the variables of architectural planning related to the convenience of occupants mostly had a significant effect on the price. Eccentric core had a negative effect on the price, and both shopping district connection development and the green connection development had a positive effect on the price. The contracted area and location floor had a significant effect on the price, which is the reference when planning the plane by floor. The distance from the elevator was a significant factor affecting the pricing and it is confirmed through this that the importance of the user`s cognition and accessibility is also applied to each unit location.
김기준 ( Kim Kijun ),김형근 ( Kim Hyungkeun ),정택수 ( Jung Taeksoo ),신종칠 ( Shin Jongchil ) 한국부동산분석학회 2017 不動産學硏究 Vol.23 No.3
In Korea, the knowledge industry centers attract the attention. In the knowledge industry center market, the development paradigm is changing toward emphasizing the product differentiation by making the best use of architectural planning and unit plan. The objective of this research is to explain influencing factors on the sales price of knowledge industry center focusing on the architectural planning and unit plan. We categorize influencing factors on sales price into regional, locational, architectural, unit, and time characteristics. For empirical research, we analyze the 6,726 sales prices of individual units in 28 knowledge industry centers sold from 2004 to 2016 by using hedonic price model. The main empirical results are as follows. Firstly, this study confirms the locational characteristics such as the distance to subway station, the distance to bus stop, and corner location, have significant effects on the sale price. These results display accessibility and visibility are also important to knowledge industry center. Secondly, this study finds the architectural characteristics such as the total leasable area of the center, core type, area for amenity facilities, mixed-use development with retail property or park, and the number of elevator per leasable area, have significant effects on the sale price. These results demonstrate architectural characteristics can be used as important differentiation factors for knowledge industry center development. Thirdly, this study shows the individual characteristics such leasable area of the individual unit, the floor that individual unit is located, the distance between the individual unit and elevator hall, and the number of balconies annexed to individual unit, have impacts on the sale price. These results represent unit plans of knowledge industry center, can affect sales prices. Fourthly, this study affirms the sales prices of knowledge industry centers are different according to regions and sales times.