일본 공적역모기지의 변화와 시사점

유선종,Yoo Seon-Jong 한국주거학회 2005 한국주거학회 논문집 Vol.16 No.5

This study will focus on status and structure of Japanese public reverse mortgage that has been changed since 1980. Especially, on newly introduced long-term supporting system for living fund after 2003. Private housing construction companies studied preceding cases of real estate products with reverse mortgage theory and also induced learning point from the change of Japanese public reverse mortgage market. From this on the purpose of this study is suggesting a better plan for successful reverse mortgage introduction in Korea. The data and articles of Japanese reverse mortgage are used for this study, also reverse mortgage related data are collected from web-site and research reports from the inside and outside of the country. From the total postal survey in September, 2004, the system contents after Year 2003 are described here. As described above, reverse mortgage is a way to support public social pension system and expected to play an important role as an assisting method for stable housing and supporting living cost to the aged. Eventually, it is necessary to find a way for introducing a public reverse mortgage as a welfare system for low income people.

지적재조사의 합리적 조정금 산정기준의 필요성에 관한 연구

유선종,노민지,도주은,Yoo, Seon-Jong,Noh, Min-Ji,Do, Ju-Eun 한국국토정보공사 공간정보연구원 2015 지적과 국토정보 Vol.45 No.2

본 연구에서는 조정금 산정필지에 대해 서로 다른 기준을 적용했을 경우, 실제로 금액의 차이가 얼마나 발생하는지 분석하였다. 농촌지역을 대표하는 토지특성에 따라 개별공시지가와 감정평가액 기준의 조정금 차이를 비교한 결과, 개별공시지가에 비해 감정평가액의 비율은 평균 1.46배 높은 것으로 분석되었다. 이를 통해 두 농촌지역에서 서로 다른 기준으로 조정금을 산정할 경우, 토지특성에 따라 조정금 수준에 차이가 발생하고, 동일지역 내에서도 개별공시지가가 존재하는 토지와 존재하지 않는 토지 사이에 불형평한 조정금이 산정될 수 있음을 알 수 있다. 즉, 조정금 산정 시 합리적인 기준이 정해지지 않으면 형평성에 문제를 일으켜 국민의 재산권 침해 및 지방정부의 재정에 부정적 영향을 가져올 수 있으며, 원활한 지적재조사사업을 방해하는 요인으로 작용할 것으로 판단된다. The Cadastral Resurvey Project implementation process must make some landowner better off (area increase) and others worse off (area decrease) by changing the boundaries of ones' own land. This study focuses on the Standard way to calculate compensation if landlords are worse off or charge otherwise. For this study, we analyze the compensation by comparing appraisal value method and a method based on the individual land value by public announcement in theoretic manner. we collected considerable amount of data on both appraisal values and the individual land values by public announcement. We found the difference of compensation between appraisal value method and a method based on the individual land value by public announcement. In this study, more desirable and efficient implementation strategy for government agency who is in charge of cadastral project nationwide is suggested.

도시 시나리오에서 RSU의 효율적 배치를 위한 RSU 커버리지 클러스터링에 관한 연구

유선종(Seonjong Yoo),신송희(Songhee Shin),이한음(Haneum Lee),이승규(Seunggyu Lee),오승민(Seungmin Oh) 한국통신학회 2022 한국통신학회 학술대회논문집 Vol.2022 No.6

미국의 역모기지제도와 정책적 시사점

유선종 ( Yoo Seon Jong ) 한국부동산학회 2004 不動産學報 Vol.22 No.-

1. CONTENTS ⑴ RESEARCH OBJECTIVES This research reported here covers a reverse mortgage used in the U.S. as an alternative loan that is available to old people. Its main function is to provide old people, especially those in financial difficulties, financial security to supplement social security. An advantage of this mortgage is that the borrowers live comfortably their old age, while they continue to own their houses. The aim of this study is to lay the foundation for the introduction of the reverse mortgage as a policy to be prepared for the aging society in Korea. A series of investigations has been undertaken to characterize the situation and utilization of its public plan and private plan in the U.S. The result of this could offer a useful ground to figure out what would be politically and socially essential to establish a reverse mortgage program in Korea. (2) RESEARCH METHOD The situation, problem and effect of a reverse mortgage reported in previous studies in Korea were evaluated and using this evaluation, a political measure for the introduction of a reverse mortgage was discussed. In order to analyze the public plan and the private plan in the U.S. information of a reverse mortgage was collected from the web on the U.S. Department of Housing and Urban Development (HUD) and other web sites, and from books and articles published in the U.S. and Japan, Based on the evaluation of case studies of present situations and risk hedges on the public plan and the private plan of a reverse mortgage in the U.S., political and social aspects arisen from the introduction of the mortgage in Korea were discussed. (3) RESEARCH RESULTS The use and risk hedge of the Home Equity Conversion Mortgage (HUD-HECM) and Home Keeper was investigated. The characteristics, statutory requirements, market trends and pros and cons of mortgage products from private financial institutions such as Providential and Transamerica Home First were also analyzed. 2. RESULTS The reverse mortgage could be a way to share social and financial burdens from the aging society with the government, and could be an available option for old people to be financially independent from their families. With this view in mind, the status and risk hedge of its public plan and private plan in the U.S. was discussed. The political and social aspects caused by its introduction in Korea were also investigated.

유료노인복지시설의 가격결정요인에 관한 연구

유선종 ( Seon Jong Yoo ),이현림 ( Hyun Rim Lee ),신승우 ( Seung Woo Shin ) 한국부동산분석학회 2010 不動産學硏究 Vol.16 No.3

The purpose of this paper is to define the factors affecting the price of user pay welfare facilities for the elderly in Seoul and Gyenggi. For accuracy, we divided the user pay welfare facilities for the elderly with the user paid institution for the aged and the user pay welfare facilities for the aged. The main tool of analysis that we employ is the Hedonic price function model. The analysis show that the most important factor affecting the price of the user paid institution for the aged is the access to subsidiary facilities. On the other hand, the ownership type has a great effect on the price of the user pay welfare facilities for the elderly. As a result, opening the facilities in the institution to the public negatively effects the price of the user paid institution for elderly as a significant value. And, operating the welfare facilities with mixed ownership types(leasing and selling in lots) negatively effects the price of the user pay welfare housing for the elderly as a significant value.

우리나라의 부동산정책과 부동산시장의 추이에 대한 연구

유선종(Yoo Seon Jong) 한국부동산학회 2003 不動産學報 Vol.20 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES In this paper, this research showed Korean government failed even though the government of Korea tried controling the real estate market. It also has been analyzed what led the failed market by Korean government. It showed the transition policy of the Korean government before there were foreign exchange trouble, after there were foreign exchange trouble. This is studied in terms of a relief regulation, and this is also criticized in terms of a support policy. (2) RESEARCH METHOD empirical analysis : housing synthesis stability countermeasure : research for connected books(data) (3) RESEARCH RESULTS After reductive pseculation and reducing spare demands have been changed what will have happened in the Korean real estate market. 2. RESULTS Since there was a business support policy the korean real estate was higher. It was analyzed "what causes it" and "the background of the higher real estate price" the limited capacity of the government was studied. 3. KEY WORDS reductive speculation, reducting spare demands, government failed, real estate market trend

일본의 역저당제도에 관한 연구

劉銑鍾(Yoo, Seon-Jong),曺周鉉(Cho, Joo-Hyun) 대한국토·도시계획학회 1998 國土計劃 Vol.33 No.4

토지용도 다양화에 따른 지목체계 재조명

유선종(Yoo, Seon Jong),신승우(Shin, Seung Woo),성윤모(Sung, Yun Mo),노민지(Noh, Min Ji),도주은(Do, Ju Eun) 한국지적정보학회 2013 한국지적정보학회지 Vol.15 No.1

우리나라는 사회ㆍ경제적 환경 변화에 따른 토지 이용의 다양화, 복합화, 빈번한 용도 변화로 공부상지목과 현실 지목이 불일치하여 공부상지목을 통해 실제 토지이용상황의 판단이 불가능한 실정이다. 따라서 본 연구에서는 현재 우리나라 지목의 현황 파악을 통해 공부상지목과 현실지목의 차이 정도를 알아보고, 공부상 지목과 현실지목의 일치 방안 기준을 검토하여 현행 지목, 토지특성조사표상 토지이용상황, 도시계획시설, 토지피복을 기초로 새로운 지목체계를 제시하고자 한다. 이를 바탕으로 세계 여러 나라의 지목체계 합리화와 관련된 노력을 조사ㆍ평가하여 종합적으로 우리나라에 가장 바람직한 지목체계를 도출하고자 한다. In these days, frequent and complicated change of land-use system due to social and economic transition brought a land category disagreement between document and reality. For this reason, it is impossible to figure out actual land-use system based on documental information only. Thus, in this study, we identify the disagreement through understanding of current situation of the land category, firstly. And we present new land category system by consideration of matching method between document and reality on the basis of current land category system upon land character investigation, urban planing, and land-cover classification. Based on this, we investigate and evaluate exertion for rationalization of land-use system in other countries; and derive the most desirable land category system in our country.

산업연관분석을 통한 지적재조사사업의 경제적 파급효과분석

유선종(Yoo, Seon Jong),노승한(Ro, Seung Han),정은비(Jung, Eun Bee),신승우(Shin, Seung Woo) 한국지적정보학회 2014 한국지적정보학회지 Vol.16 No.2

정부는 잘못된 지적 정보를 바로 잡고, 토지활용도가 높은 땅으로 새롭게 디자인하는 국가기반 인프라를 구축하기 위해 전국을 대상으로 지적재조사사업을 추진할 예정이고 이미 3개 지구의 선행사업이 완료되었다. 본 사업은 사업 기간 및 금액을 고려하여 보았을 때 비교적 큰 국가적 사업에 해당하는 바 한국개발연구원(2010)과 한국중소기업학회(2010) 등은 각각 사업 시행 전 지적재조사사업의 타당성 검증을 위해 편익 분석을 실시하였다. 하지만 성과분석방법의 상이함은 분석결과의 차이를 야기하고 이는 분석결과 활용에 있어 적잖은 애로사항을 발생시키는 바, 본 연구에서는 산업연관분석을 통해 지적재조사사업의 경제적 파급효과를 객관적으로 분석하였다. This study analyses economic riffle effects on cadastral resurvey by using input-output analysis in terms of influence over all industries and employment. Since cadastral resurvey is one of the most important government projects in South Korea, the government is required to understand and support the nature of cadastral resurvey as a project which may affect overall industries. In 2010, two research institutes, Korea Development Institute (KDI) and the Korean Association of Samll Business Studies (KASBS), reported to examine the feasibility study on cadastral resurvey by using cost-benefit analysis. However, the results of two reports are significantly different and do not cover the influence of the project over all industries and employment. This study tries to fill the gap between two reports and provides the advanced analysis on broader economic effect on cadastral resurvey.

주택연금의 보증료 특성에 관한 연구

유선종(Yoo, Seonjong),김문영(Kim, Moonyoung) 한국도시행정학회 2014 도시 행정 학보 Vol.27 No.1

본 연구는 주택연금 가입자를 대상으로 보증료에 영향을 미치는 이용자 특성을 분석하여 주택연금 보증료에 대한 정책적 시사점을 제시하려는 것이다. 2007년 7월부터 2012년 9월 말까지 주택연금에 가입한 총 10,936건을 대상으로 실증분석한 결과, 주택연금 보증료에 영향을 미치는 독립변수들 중 유의한 변수는 주택가격, 주택유형, 건물면적, 지역, 월지급금, 지급방식, 지급유형, 연령, 독신 여부, 계약자 성별이다. 이들 중에서 보증료에 양(+)의 영향을 미치는 변수로는 주택가격, 주택유형, 건물면적, 지역, 월지급금, 지급유형이 있다. 음(-)의 영향을 미치는 변수는 지급방식, 연령, 계약자 성별, 독신 여부인 것으로 나타났다. 주택 특성 변수 중에서는 주택가격이 가장 많은 영향을 미치는 것으로 나타났고, 계약 특성 변수 중에서는 월지급금이, 인적 특성 변수 중에서는 연령이 가장 많은 영향을 미치는 것으로 나타났다. 분석결과 보증료에 영향을 미치는 유의한 변수들을 고려하여, 미래의 손실에 대한 리스크관리 차원에서 현행 보증료율의 적정성에 대한 분석과 검토가 필요할 것으로 사료된다. 또한 초기지급비율에 따라 초기보증료를 차등 적용하도록 한 미국 사례의 벤치마킹 등을 통하여 초기보증료 부담을 줄이거나 보증료율을 다양화하는 등 보증료 개선을 통해 우리나라 실정에 맞는 다양한 주택연금 신상품 개발이 필요할 것으로 사료된다. The purpose of this study is to present the policy implications on guarantee fees of reverse mortgages through analyzing the user characteristics variables affect guarantee fees. Empirical results derives some important determinants which affect reverse mortgage guarantee fees such as house prices, housing types, building area, area, monthly payments, payment methods, payment types, ages, marital status, genders, and so on. In a concrete way, positively affecting variables are house prices, housing types, building area, area, monthly payments, payment types. Negative ones are payment methods, ages, genders, marital status. And among these, the most influential variables are house prices, monthly payments and ages.<br/> This study suggests that it needs to analyze and examine whether current guarantee fees rates are proper for the purpose of risk management. In addition, a variety of reverse mortgage products to alleviate borrowers' initial guarantee fees burden need to be developed by benchmarking the cases of the U.S. provides various initial fees according to the initial disbursement levels.