중소형빌딩의 가격 결정에 영향을 주는 요인에 관한 연구

차승호,한제선,이창무 한국부동산분석학회 2018 부동산분석학회 학술발표논문집 Vol.2018 No.1

실제 사용을 하거나 투자를 목적으로 중소형 빌딩에 대한 관심이 높아지고 있다. 또한 서울시내에서 일반적으로 소형 또는 중형빌딩으로 여겨지는 10층 이하의 빌딩의 수는 73.32%를 차지하고 있지만. 이에 대한 연구는 대형빌딩에 비해 부족한 상황이다. 본 연구에서는 국토교통부 부동산거래자료 중 2006년부터 2015년까지 서울시 상업용 빌딩 거래사례자료와 건축물대장을 활용하였다. 이 중 연면적 기준 500평에서 4,000평의 자료를 대상으로 다중회귀모형을 통하여 빌딩의 거래가격에 미치는 영향을 파악하였다. 건축물대장상의 용도와 포털사이트의 로드뷰를 활용하여 빌딩의 실제 용도를 구분하였다. 분석의 가장 큰 특징은 다음과 같다. 800평을 기준으로 하위그룹과 상위그룹을 각각 분석해본 결과, 500~800평의 하위그룹에서는 건물의 실제용도가 가격에 유의한 영향을 미치는 것을 확인하였지만 반대로 상위그룹에서는 유의하지 않은 것으로 분석되었다. 한편, 연면적의 기준으로 Chow-test를 실시하여 연면적 기준 800평에서 가장 유의한 결과가 나타났고 이를 통해 연면적 800평 이하는 소형빌딩, 연면적 800평이상 4,000평이하를 중형으로 나누는 기준을 제시하였다. Recently, there is a growing interest about the market of rent and transaction. In this situation, the research about Small to Medium sized Buildings(SMB) have not been done systematically. So, this study will analyze the factors that affect trading price of the Small to Medium sized Buildings and figure out the differences about them. This research uses a population of the buildings in Seoul which total floor area are between 1650 and 13220 square meter. Among them, It is the samples that the buildings were traded between 2006 and 2015. Those buildings are spread across Seoul. The main results of the analysis are summarized as follows. First, the trading price of Small and Medium sized Buildings were affected for the building characteristic, area characteristic and transaction time. Second, the trading price of the Small sized buildings is influenced by actual use of the building such as commercial, business purpose but the Medium sized buildings are less influential then Small sized buildings. Third, the trading price of the Medium sized buildings more sensitively than the trading price of a Small building to these characteristics. This shows that it is needed to consider various factors when trading a Small sized Building in terms of its Actual building use. Therefore, the trading partner must determine the price to analyze comprehensive and diversified for each attributes. Through this study, you can increase the understanding of the Small to Medium sized Buildings which are relatively less received attention than Large sized Buildings and it helps each trading partners to make rational decision when they trade Small to Medium sized Buildings. Also, its purpose is to contribute to objective and reasonable real estate transactions and market formation.

국내 소규모 철근콘크리트 건축물의 내진거동 고찰

김태완,엄태성,김철구,박홍근 한국지진공학회 2014 한국지진공학회논문집 Vol.18 No.4

Since the execution of structural design by professional structural engineers is not mandatory for small-size buildings in Korea, structural design is conducted by architects or contractors resulting in concern about the seismic safety of the buildings. Therefore, the Korean Structural Engineers Association proposed dedicated structural design criteria in 2012. The criteria were developed based on a deterministic approach in which the structural members are designed only with information of story and span length of the buildings and without structural analyses. However, due to the short time devoted to their development, these criteria miss satisfactory basis and do not deal with structural walls popularly used in Korea. Accordingly, the Ministry of Land, Infrastructure and Transport launched a research on the 'development of structural performance enhancement technologies for small-size buildings against earthquakes and climate changes'.. As part of this research, this paper intends to establish direction for the preparation of deterministic structural design guidelines for seismic safety of domestic small-size reinforced concrete buildings. To that goal, a typical plan of these buildings is selected considering frames only and frames plus walls, and then design is conducted by changing the number of stories and span length. Next, the seismic performance is analyzed by nonlinear static pushover analysis. The results show that the structural design guidelines should be developed by classifying frames only and frames plus walls. The size and reinforcement of structural elements should be provided in the middle level of the current Korean Building Code and criteria for small buildings by considering story and span length for buildings with frames only, and determined by considering the shape and location of walls and the story and span length as well for buildings with frames plus walls. It is recommended that the design of walls should be conducted by reducing the amount of walls along with symmetrically located walls.

중소형 빌딩 특성이 매매가격에 미치는 영향분석 - 부동산 특성과 매수인 특성을 중심으로 -

송혜진,박문수 한국주거환경학회 2023 주거환경(한국주거환경학회논문집) Vol.21 No.4

시대 변화에 따라 중소형 빌딩의 가격결정요인이 변화한다, 이와 관련된 상가점포에 관한 연구는 다수 존재하지만, 중소형 빌딩의 특성이 매매가격에 미치는 영향에 대한 연구는 부족한 실정이다. 본 연구는 중소형 빌딩의 특성이 매매가격에 어떠한 영향을 미치는지를 실증 분석하였다. 그 연구결과는 다음과 같다. 환승역세권의 중소형 빌딩은 매매가격에 정(+)의 영향을 미친다. 둘째, 대지면적이 넓고, 공시지가 수준이 높은 중소형 빌딩은 매매가격에 정(+)의 영향을 미친다. 셋째, 연면적이 크고, 공간활용을 위해 부득이하게 위반건축물이거나 많은 층수(지하층 포함)를 가지고 있는 중소형 빌딩은 매매가격에 정(+)의 영향을 미치지만, 경과연수 및 주차대수 요인은 중소형 빌딩 매매가격에 부(-)의 영향을 미치는 것으로 나타났다. 마지막으로, 매수인의 유형 중 법인여부는 중소형 빌딩은 매매가격에 정(+)의 영향을 미치지만, 상경투자 여부는 중소형 빌딩 매매가격에 부(-)의 영향을 미치는 것으로 나타났다. 따라서 중소형 빌딩 투자주체는 빌딩 특성과 매매가격을 고려하여 취득, 운영 및 처분을 결정하여야 한다. As times change, the factors influencing the prices of small and medium-sized buildings also change. There have been numerous studies on commercial establishments examining the impact of changes in phosphorus, but there is a lack of research on how the characteristics of small and medium-sized buildings affect sales prices. This study empirically analyzes how the characteristics of small and medium-sized buildings affect their sale prices. The findings are as follows. Small and medium-sized buildings with a large land area and high official land prices have a positive (+) effect on the sale price. Second, small and medium-sized buildings with a large floor area, as well as buildings that have violated regulations or have large floor areas (including underground floors) for space utilization, have a positive (+) effect on the sale price. However, the number of years that have passed since construction and the availability of parking have a negative (-) effect on the sale price of small and medium-sized buildings. In addition, it was found that the price of small and medium-sized buildings was affected by the type of buyer, a corporate investors had a positive (+) effect on the sale price. Therefore, small and medium-sized building investment entities should make decisions regarding acquisition, operation, and disposal while considering the characteristics of the building and the trading prices.

Study on the size reduction factor of extreme wind pressure of facade cladding of high-rise buildings with square section

Xiang Wang,Yong Quan,Zhengwei Zhang,Ming Gu 한국풍공학회 2023 Wind and Structures, An International Journal (WAS Vol.36 No.1

The effect of cladding panel size on the size reduction factor (SRF) of extreme area-averaging wind pressure (EAWP) on the facades of a high-rise building is often ignored in previous studies. Based on wind tunnel tests, this study investigated the horizontal and vertical correlations of wind pressure on the facade claddings of square-section high-rise buildings. Then, the influencing parameters on the SRF of the EAWP on the cladding panels were analyzed, which were the panel area, panel width, panel length and building width. The results show clear regional distinctions in the correlation of wind pressures on the building facades and the rules of the horizontal and vertical correlations are remarkably different, which causes the cladding size ratio to impact the SRF significantly. Therefore, this study suggests the use of the non-dimensional comprehensive size parameter − / ( is the fitting parameter) determined by the cladding panel horizontal size b, cladding panel vertical size h and the building width B rather than the cladding panel area to describe the variation of the EAWP. Finally, some empirical formula for the SRF of the EAWP on the cladding of a high-rise building is proposed with the nondimensional comprehensive size parameter.

중소형 빌딩의 매매가격 형성요인에 관한 연구

김형근 ( Hyung Keun Kim ),신종철 ( Jong Chil Shin ) 한국부동산분석학회 2014 不動産學硏究 Vol.20 No.3

The small to medium sized buildings account for a substantial proportion of entire office buildings. The small to medium sized buildings have different characteristics from large office buildings in their location, tenant mix and so on. There is little research on small to medium sized building. This study tries to investigate the factors that affect the transaction price of small to medium sized buildings by using hedonic price model. This study analyzes 333 transaction cases of small to medium sized buildings in Seoul office market from 2009 to 2013. The results of empirical analysis show the different location characteristics, building characteristic and tenant characteristics from large office building, have significant influences on the transaction price per square meter of small to medium sized buildings. Specifically, this study finds out whether the building is located near major commercial area have significant effect on transaction price. Whether the building is located on corner site, the width of the road in front of the building, the distance from subway station also have impact on the transaction price. With regard to building characteristics, whether building has elevator and leasable area on the first floor have significant effect on the transaction price. The buildings developed above or below allowable FAR(Floor Area Ratio) was sold at significantly higher price. Finally, this study finds out the buildings used as residence were transacted at significantly lower price. This empirical analysis shows some different characteristics from large office buildings affect the transaction price of small to medium-sized buildings.

중소형 빌딩의 자본환원율 스프레드 결정요인에 관한 연구

김형근(Kim, Hyung Keun),신종칠(Shin, Jong Chil) 한국주거환경학회 2017 주거환경(한국주거환경학회논문집) Vol.15 No.2

Recently based on the low interest rate trend, investor s interest in profitable real estate is rising. However, there are difficulties in gathering information necessary for investor decision making, which is lacking in research on small and medium-sized buildings. The purpose of this research is to analyze the determinants of the capitalization rate spread which is one of the useful investment indices for small and medium sized buildings. For empirical analysis, we have collected small and medium sized building data of Seoul area traded from 2009 to 2015. The empirical research shows the capitalization rate spread of small and medium building is affected by macro economy, commercial area, building, and ownership characteristics. Consumer price index and land price index are found to have a negative influence on capitalization rate spread. And the stock market index proves to have a positive influence. It has been found that it has different influences on the capitalization rate spread according to maturity of the commercial area. Buildings located in the downtown area like Jongro have a high capitalization rate spread, whereas the buildings in the newly developing commercial area like Shinsa-dong have lower capital returns. According to the characteristics of the building, when the total gross floor area is large or the building has been remodeled, the capitalization rate spread is high. On the other hand, the capitalization rate spread is low when building has been developed at low density or and its elapsed years is increased. Lastly, the building owned by the corporation has a lower capitalization rate spread than the building owned by the individual.

도시하천복개에 따른 주변지역의 건축형태 및 도시구조변화에 관한 기초연구 - 성남시 단대천과 주변지역을 대상으로 -

정동섭,배웅규 대한건축학회 2005 대한건축학회논문집 Vol.21 No.4

The purpose of this study is to analyze the Effects on the Building Form and Urban Structure by the Urban Stream Coverage. This paper mainly focused on the general characteristics of the relations between urban stream coverage and urban form, and a practical analysis to a site in the physical aspects of spatial structure, land use, street and access system and buildings. In order to analyze the effects, we surveyed the changing features with the comparative elements, urban core, Zoning, lot size, building coverage, building density, building use and access. As a result, this study shows that the covered areas of urban streams are almost used as main streets with regardless to the context and with the changing features of the increase of lot size and building coverage, especially from 1998 year to the present, the two times increase in building density and one half increase in building height, from the housing to the commercial use in building use, from the side or backyard approach to the front approach.

용적률 활용이 중소형 빌딩 가격에 미치는 영향에 관한 연구

신보연(Shin, Bo Yeon),유선종(Yoo, Seon Jong) 한국주거환경학회 2018 주거환경(한국주거환경학회논문집) Vol.16 No.3

In this study, the hedonic price model was used to analyze the factors affecting the price of small and medium sized buildings. In addition, it studied how the over floor area ratio reflected in the wake of the changes in the legal affects the price of small and medium sized buildings. According to the analysis results, the factors affecting the increase in the price per unit area of s m all and medium sized buildings were corners status, publicly notified individual land price, parking lots, rent, loan amount and over floor area ratio. On the other hand, the factors affecting the decrease in the price per unit area of s m all and medium sized buildings were distance from subway stations, land area, elapsed years, bank of korea base rate and unused floor area ratio. The over floor area ratio, which we have seen closely in this study, has a positive effect on the unit price of small and medium sized buildings. These results are as follows. First, the larger the over floor area ratio, the larger the rentable area, and thus the rent revenue increases and the price of small and medium size buildings increases. Second, more land area is needed to acquire the same gross area as the small and medium sized building that has the over floor ratio under the current legislation in the same use area, the building with the over floor area ratio acts as a premium for the increased floor space can be. In contrast, small and medium sized buildings with unused floor area ratio have low prices because they have the potential to increase the floor area in the future, but have a smaller leased area now. Furthermore, in order to realize unused floor area ratio, it also has to bear both the cost and time of the construction and the risks of development.

중소형 오피스 빌딩의 부동산자산관리 요소의 탐색적 분석: 서울 도심권역 내 중소오피스 사례를 중심으로

정한계 ( Han Gye Jung ),한연오 ( Yeon Oh Han ),박태원 ( Tae Won Park ) 한국감정평가학회 2016 감정평가학논집 Vol.15 No.1

외환위기를 겪으면서 국내의 부동산 자산관리의 시장은 변화를 맞게 되었다. 외국의 자본들은 매입한 건물을 외국계 글로벌 자산관리회사에 위탁을 맡기게 되면서 시설 관리 수준을 넘는 부동산 자산관리의 개념이 등장하게 된 것이다. 이러한 상황에 따라 자사사옥 관리를 중심으로 하던 국내 부동산 자산관리 회사들이 대형건물의 수주를 위해 외부시장으로 진출하기 시작하였고 경쟁이 갈수록 치열해지고 있는 상황이다. 하지만 위 상황은 대형급 이상의 건물에 해당되고 중소형 건물은 건물규모가 작아 상대적으로 관심이 덜한 상황이어서 효율적인 건물관리가 이루어지지 못하고 있는 실정이었다. 따라서 본 연구에서는 이러한 중소형오피스 빌딩의 특성과 처해 있는 문제점을 파악하고 중소형 오피스빌딩을 중심으로 한 부동산자산관리에 있어 우선시 고려되어야 할 사항에 대하여 소유자 및 관리업체를 대상으로 심층적으로 조사·분석하였으며 다음과 같은 사실을 알 수 있었다. 첫째, 중소형 오피스빌딩의 관리에 있어 가장 중요한 항목은 ‘임차인 관리’ 항목으로 나타났다. 둘째,‘공간이미지 관리’측면에 대한 중요도가 소유자 집단 및 전문가 집단에서 상대적으로 높게 나타난 점이다. 셋째, ‘법률·세무 관리’항목은 전체 집단에서 최하위의 중요도를 갖는 것으로 나타난 점이다. 결국, 중소형빌딩 관리에서는 임차인 관리’, 자산투자 관리’,‘공간이미지 관리’등 중소형 오피스빌딩에 부족할 수 있는 서비스에 대해 높은 수준의 질적 서비스를 제공하는 것이 우선적으로 고려되어야 한다고 할 수 있다. Domestic real estate asset management market has been changed during experiencing financial crisis. When the building which was purchased by foreign capital was been entrusting in global asset management company, the concept which managing for real estate asset was appeared. Depending on this situation, domestic real estate asset management companies which mainly manage own corporate building has begun to obtain management contract for large building management on external market. and this situation competition is becoming fierce. However this situation is equivalent to a large building. Because of building``s small scale, small and medium-sized buildings are lack of interested than large building in building management. Therefore, small and medium-sized building``s situation require efficient building management system. Thus on this study identified small and medium-sized building``s characteristics and problem, Analyze priority on real estate management of small and medium-sized building focused on building owner, management company and then deduce those several results.

소형 빌딩과 중형 빌딩의 가격결정요인 차이 연구

한제선,차승호,이창무 한국감정평가학회 2019 감정평가학논집 Vol.18 No.3

This study analyzed the difference of price determinants between the small-sized building and the medium-sized building among the small and medium commercial buildings. For this purpose, the reasonable Floor Area standard for dividing small and medium buildings was obtained through Chow-Test. Next, we compared and analyzed the price determinants estimated in the small buildings against the medium buildings. As a result, it is considered that physical management is important, as the relative Floor Area Ratio (FAR regulation / FAR observed) has a positive effect and U-shaped inflection is present in the building age effect. In terms of building use, medium-sized buildings were insignificant in their use, while small buildings were insensitive to building use. Therefore, small buildings need to be selected for tenants and image management as a single use. In addition, we found that the price index of small and medium buildings is different, and we need to be careful when we tie them together to read the price trend and make decisions. 본 연구는 중소형 상업용 빌딩을 대상으로 소형빌딩과 중형빌딩의 가격결정요인 사 이에 어떠한 차이가 존재하는지 분석하였다. 이를 위해 먼저 소형빌딩과 중형빌딩 을 나눌 수 있는 합리적인 연면적 기준(약1,200평)을 Chow-Test 를 통해 얻어냈 다. 다음으로 중형빌딩에 대비하여 소형빌딩에서 나타나는 가격결정요인을 비교분 석 하였다. 분석결과, 중소형 빌딩 공통적으로 상대용적률(법정용적률 / 현황용적률) 이 양(+)의 영향을 미치고 건물연령 효과에 U자형의 변곡이 존재하는 등 물리적인 관리가 중요한 것으로 판단된다. 건축물용도에 있어서는 중형빌딩이 용도별 차이가 유의하지 못했던 반면 소형빌딩은 건축물용도 차이에 민감한 것으로 추정되었다. 이에 소형빌딩은 임차인 업종의 선정, 단일 용도로서의 이미지 관리 등이 필요할 것 으로 판단된다. 추가로 소형빌딩과 중형빌딩의 가격지수가 차별화된다는 사실을 발 견할 수 있었으며 이 둘을 함께 묶어서 가격 흐름을 파악하고 의사결정을 내릴 때 에는 주의가 필요하다.