공시지가와 감정평가가격의 괴리수준에 관한 연구 - 감정평가 사례를 중심으로

남경흥(Nam Kyoung Heung),이창석(Lee Chang Suck) 한국부동산학회 2006 不動産學報 Vol.26 No.-

  1. CONTENTS<BR>  (1) RESEARCH OBJECTIVES <BR>  We set goal of this study to make an analysis of the gap between an appraisal value and the officially assessed land prices through empirical datum. This study also analyzes that why this gap occurs and what a solution it is, and it offers practical or political point of view in connection with this current.<BR>  (2) RESEARCH METHOD<BR>  This study selects 5cities and counties as sample regions, and it makes analysis of 2.818 of samples (this is the last 5years property appraisal samples) which are chosen on the basis of balance classified by purpose of appraisal. The process of analysis is calculating the gap (Classified by cities scale, a zone of use, a classification of land categories, purposes of appraisal, and years), a standard deviation, the maximum, and the minimum, and then making a statistical analysis of change and size of the gap, F-approval, and analysis of corelation. The result is as follows.<BR>  (3) RESEARCH RESULTS<BR>  The result is as follows. First, the gap was revealed as managing regions > agriculture and forestry regions > the green belt zone > residential areas > commercial regions > industrial regions according to a zone of use, and as forests and fields > farms > rice fields > orchards > site, and these results are similar as a hypothesis. On the other hand, the result was revealed as an appraisal for compensation > an appraisal, and this result overthrew the hypothesis which was set up as an appraisal for auction > an appraisal for compensation > an appraisal for mortgage. This fact caused us to entertain strong misgivings that profits of development are not excluded from an appraisal for compensation. Second, the gap between an appraised value and the officially assessed land prices showed that the average of 5cities is 2.43times during 5years. This result also shows indirectly that the gap between provisions of the exiting law and actual works is on a serious level. Third, the gap is increasing annually. The reason why a degree of rising of real price is not reflected well in the officially assessed land prices. Fourth, there is a great difference between the maximum of the gap. This is means that the matter of balance of the officially assessed land prices of separate point are still in existence. Fifth, this study analyzed that the change of years, the difference of a zone of use, the difference of land classification, and others have a close connection with the gap between the officially assessed land prices and an appraised value. Sixth, this study analyzed through t-approval that fluctuation in prices of land usually have a positive correlation with the change of the gap.<BR>  2. RESULTS<BR>  The above analysis and the result of this study present that what problems the system of the officially assessed land prices and the method of land appraisal have and that how we improve these problems. Therefore, this dissertation suggests reform measures on the basis of the result of analysis. They are as follows in short. First, the concept of a reasonable price which is prescribed as the exiting 「Law of public announced of land prices」 should be made clear. In other words, if the policy is determined to lead the officially assessed land prices and an appraised value of land to the current price, the concept should be built up as "Sein" price.<BR>  Second, "The extra factors that influence to the land prices" was excessively stretched. Therefore, it is appropriate to introduce concepts such as "reflection of" other factors for supplement by purpose" or "reflection of other factors for supplement of normalization of prices." and the difference between the level of normal prices and the officially assessed land prices have to be reflected before complete actualization of the officially assessed land prices. Third, according to the r

공시지가 정보의 중요성과 기업특성별 기업가치 관련성

정재원 한국산업경제학회 2009 산업경제연구 Vol.22 No.1

본 연구의 목적은 토지의 공시지가 정보의 중요성과 기업특성별 토지의 장부가액과 공시지가 차이의 기업가치 관련성을 검증하는 데 있다. 2001년부터 2006년까지 유가증권시장에 상장된 기업으로서 표본선택기준을 만족하는 기업을 대상으로 단일표본의 모평균에 대한 차이검정, 짝지어진 두 표본의 평균 차이검정, Ohlson(1995)의 지분평가모델을 확장하여 다중회귀분석으로 검증한 결과를 요약하면 아래와 같다. ① 토지의 장부가액과 공시지가의 차이가 자산총액에서 차지하는 비율이 평균 5% 이상이었으며 2005년과 2006년의 경우 0.01 수준에서 유의적이었다. ② 토지를 공시지가로 재평가할 경우 부채비율의 감소비율은 평균 9%에서 14% 이었으며, 0.01 수준에서 유의적이었다. 부채비율 200% 이상인 기업을 대상으로 추가분석한 결과 부채비율의 감소비율은 평균 33% 이상이었으며, 0.1 또는 0.05 수준에서 유의적이었다. ③ 토지를 공시지가로 재평가할 경우 사채발행한도액의 자기자본 대비 증가비율은 평균 45% 이상이었으며, 0.01 또는 0.05 수준에서 유의적이었다. 부채비율 200% 이상인 기업을 대상으로 추가분석한 결과 사채반행한도액의 자기자본 대비 증가비율은 평균 약 64% 이상이었으며, 0.01 또는 0.05 수준에서 유의적이었다. ④ 토지의 장부가액과 공시지가 차이는 기업가치평가에 있어서 양의 유의적인 변수임과 자산총액 대비 토지비율이 높을수록 토지의 장부가액과 공시지가 차이의 기업가치 관련성이 높음을 확인하였다. The purpose of this study is to examine whether the difference between the officially assessed land prices and the book value of land is important or not and to examine the effects of the difference between the book value of the land and the officially assessed land prices on the equity value resulting from firm’s characteristics. The importances of the difference between the book value of the land and the officially assessed land prices were tested by using the difference of means for population. The difference of means for the faired sample was tested. The extended model based Ohlson(1995) was developed to examine the effects of the difference between the officially assessed land prices and the book value of land. The extend model was tested by using multiple liner regression analysis. The main conclusions of this study are as follows: (1) The difference between th officially assessed land prices and the book value of the land was larger than 5% and was statistically significant at the 1 percent in 2005 and 2006. (2) The decrease ratio of debt ratio was larger than 6% and was statistically significant at the 1 percent or 5 percent. The decrease ratio of debt ratio for the firm that debt ratio was larger than 200% was larger than 33% and was statistically significant at the 5 percent or 10 percent. (3) The increase ratio of the restriction of total amount of the corporate debenture was larger than 45% and was statistically significant at the 5 percent or 10 percent. (4) The difference between the book value of land and the officially assessed land price had positive price multiples in equity valuation model. The more the land to total asset ratio was high, the more the effects of the difference between the book value of land and the officially assessed land price on the equity value was high.

토지가격비준율 조정을 통한 공시지가 현실화 방안 -도로 조건을 중심으로 -

최승영,송한별,박성현 한국지적정보학회 2022 한국지적정보학회지 Vol.24 No.1

This study proposed a method for realizing the officially assessed land price by adjusting the standard modification rate for the officially assessed land price greatly different from the actual transaction price according to road characteristics. The first proposed method to realize the officially assessed land price was to adjust the difference in the standard modification rate according to the position of the adjacent road in the existing standard land price index table. This study analyzed the case area to find that difference between the actual transaction price and the officially assessed land price was affected by road conditions. Therefore, it is necessary to drastically revise the standard modification rate of the officially assessed land price according to the position of the adjacent road. The proposed second method was to apply the standard modification rate differently by classifying the road characteristic into three cases: "there is a road, which is currently used but not registered as a road on the land registration map", "there are a road, which is registered as a road on the land registration map, and a road, which is currently used but not registered as a road on the land registration map", and "there is a road registered as a road on the land registration map." Although the officially assessed land price is determined based on the current road, whether it is registered as a road or not. However, whether it is registered as a road on the land registration map can affect land use. The third method was to apply a different standard modification rate according to the pavement of the road. A paved road can save the cost of paving the road and vehicles can travel easier. Therefore, it affects the actual transaction price. The road greatly affects land use. Therefore, it would be possible to estimate the actual transaction price accurately when calculating it by reflecting the various characteristics of the road. Moreover, through these methods, it would be possible to more actively respond to the realization plan that aimed to raise the officially assessed land price to 90% of the actual transaction price by 2028 while reflecting the difference in the actual transaction price. 이 연구에서는 도로특성에 따라 실거래가의 차이가 큰 토지의 비준율 조정을 통한 공시지가 현실화 방안을 제안하였다. 연구결과, 공시지가 현실화 방안으로 첫째, 기존 토지가격비준표 상 도로접면에 따른 비준율의 차이를 조정하는방안을 제시하였다. 사례지역의 분석결과, 실거래가는 도로조건에 따라 가격차이가 크다는 점에서 공시지가의 도로접면 비준율을 과감하게 조정하여야 한다. 둘째, 도로의 특성에 대해 현황도로만 있는 경우, 현황도로와 도상도로가 모두 있는 경우, 도상도로만 있는 경우로 나누어 비준율을 차등하여 적용하는 방법을 제시하였다. 공시지가 산정 시 현황도로를 기준으로 산정하지만, 도면상에도 도로로 분할되어 있는지 여부도 토지이용에 영향을 줄 수 있기 때문이다. 셋째, 도로의 포장여부에 따라 비준율을 차등 적용하는 방법을 제시하였다. 도로가 포장도로인 경우, 포장공사의 비용을줄일 수 있을 뿐만 아니라 토지개발 등을 위한 차량이 통행하기 유리함으로 실거래가에도 영향을 줄 수 있다. 도로는 토지의 이용에 큰 영향을 미치는 요인이다. 따라서 도로의 다양한 특성을 지가에 반영하여 산정하게 된다면, 실거래가에 근접하게 공시지가를 산출할 수 있게 될 것이다. 또한, 이러한 방식을 통해 실거래가의 차이를 반영하며공시지가를 끌어올리면서 2028년까지 지가를 실거래가의 90%로 끌어올리는 현실화 계획에 적극적으로 대처할 수있을 것이다.

독도리 공시지가의 특성 연구

이범관,김종남,김태원,김성우 한국지적학회 2012 한국지적학회지 Vol.28 No.1

본 연구의 목적은 독도리의 공시지가는 언제부터, 어떻게, 어떤 이유로 산정되었으며, 산정된 지가는 어떻게 변동하고, 어떤 특성을 가지고 있는 가 등을 규명하는 것이다. 이상을 위해 연구범위를 시간적으로는 1989년부터 2011년까지로 하고, 공간적으로는 독도리로 한정하며, 내용적으로는 독도리 공시지가의 실태를 조사·분석하는 것으로 하였다. 연구방법은 문헌조사법과 기술적 분석방법을 사용하였다. 분석 결과 첫째, 독도리의 공시지가는 2000년부터 산정되었으며, 2000년부터 2005년까지는 37개의 필지를, 2006년부터는 101개 필지를 2개의 표준지를 통해 개별공시지가를 산정하였다. 공시지가 산정 이유는 본래 국유지인 독도는 지가산정에서 제외되지만, 독도의 실효적 지배를 강화한다는 측면에서 산정하게 되었다. 둘째, 독도리 전체 공시지가는 2000년부터 2002년까지는 변동이 없었으며, 2003년부터 2011년까지는 매년 큰 폭으로 상승하였다. 셋째, 독도리의 공시지가 특성은 단 한 번도 지가가 하락한 적이 없었으며, 지목별로는 잡종지와 대는 동일한 지가군에서 동일하게 변동되었으며, 가격유형별로는 독도리 101필지는 4개의 지가군으로 분류되어 일정하게 변동하는 것으로 나타났다. The purpose of this study is to examine from when, how and for what reason the officially assessed land prices of Dokdo-ri were estimated and how the land prices estimated has been changed and which characteristic it has. For realm of the study, it had been surveyed for the period from 1989 to 2011 and the area was limited to Dokdo-ri. The survey and analysis were focused on the present condition of the officially assessed land prices of Dokdo-ri. As for the study method, literature search method and descriptive analysis method were used. As a result of the analysis, first the officially assessed land prices of Dokdo-ri were estimated from 2000 and especially the individual land price officially assessed were estimated through 2 standard land areas; 37 lots from the year 2000 to 2005 and 101 lots from the year 2006. Regarding the reason for the estimation of the officially assessed land price, Dokdo which is the national land was excluded from the estimation of the land price. However, it was estimated in such a way to reinforce the effective domination of Dokdo. Second, all the officially assessed land prices of Dokdo-ri were not changed during the period from 2000 to 2002 but it had been increased sharply every year from 2003 to 2011. Third, as for the characteristic of the officially assessed land price of Dokdo-ri, it was found that the land price has never been decreased. In terms of the land category, it was found that the hybrid land and other lands were changed in the same land price group. For the price type, 101 lots of Dokdo-ri were classified into 4 land price groups so it had been changed consistently.

쟁점별 원인과 개선방안을 분석한 공시지가 산정의 근본문제에 관한 연구

이왕무(Lee, Wang-Mu),곽성남(Kwak, Seong-Nam),서수복(Seo, Su-Bog) 한국부동산학회 2014 不動産學報 Vol.56 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES Officially assessed individual land price of public purpose. to create a table of calculating land price after investigating the officially assessed reference land price has been determined in advance, statistical processing through the research and evaluation has been carried out. And then officially assessed individual land price is calculated using the table of calculating land price. However, many problems have emerged in the course of operation of these systems. Problem to be resolved first among them is the difference in officially assessed individual land price, the unbalance and lower realistic rate and table of calculating land price is not realistic. The improvement of such problems, some expansion of the officially assessed reference land price, the price reflects reality of land price. (2) RESEARCH METHOD In this study, evaluation of actual officially assessed reference land price is to improve the imbalance of price and price reflects reality of land price. The analyzed data workshop of step in charge with prior studies in order to solve the problem and find the cause each part, and derive the common cause. (3) RESEARCH FINDINGS Analysis was able to find the root cause of the one it was found that there is a problem with the assessment of the officially assessed reference land price. 2. RESULTS It is found in order to solve the above problems, as to the proper assessment officially assessed reference land price, makes an improvement proposal of business operations step in charge.

공시지가와 기업가치의 관련성

정재원 한국산업경제학회 2007 산업경제연구 Vol.20 No.4

본 연구의 목적은 외부 정보이용자들의 투자의사결정시 토지의 공시지가 정보의 유용성을 확인하기 위하여 토지의 공시지가와 기업가치의 관련성을 검증하는 것이다. 2001년부터 2005년까지 유가증권 시장에 상장된 기업으로서 표본선택기준을 만족하는 기업을 대상으로 Ohlson(1995)의 지분평가모델을 확장하여 다중회귀분석으로 검증한 결과를 요약하면 아래와 같다. ① 토지의 장부가액 및 공시지가는 공히 기업가치평가에 있어서 양의 유의적인 변수임을 확인하였다. ② 토지의 공시지가와 장부가액의 차이 역시 기업가치평가에 있어서 양의 유의적인 변수임을 확인 하였다. 이상과 같은 연구결과를 종합해 볼 때 본 연구결과의 시사점은 아래와 같다. ① 본 연구결과는 토지의 공시지가는 장부가액에 추가하여 정보효과가 있음을 시사하며, 공시지가가 자본시장 참여자들에게 목적적합하고 신뢰성 있는 공정가액 정보로 인식되고 있음을 시사한다. ② 주석 공시사항인 토지의 공시지가 정보는 토지에 제한되지만 자산재평가의 대체적인 정보가 될 수 있음을 시사한다. ③ 2011년 국제회계기준의 전면적인 수용에 따라 재평가모델을 선택할 경우 토지의 재평가가액으로서 공시지가의 사용 가능성을 시사한다. The purpose of this study is to examine the effects of the officially assessed land prices on equity value for confirming the usefulness of the officially assessed land prices in the investment decision-making of external information users. Three extended models based on Ohlson(1995) were developed. These models were tested by using the multiple liner regression analysis. The main conclusions of this study are as follows: (1) The book value of land and the officially assessed land prices have positive price multiples in an equity valuation model. (2) The difference between the book value of land and the officially assessed land prices has a positive price multiple in an equity valuation model. Results of this study suggest as follows: (1) The officially assessed land prices have the additional information effect on the book value of land and have been recognized as the fair value that is relevant and reliable by the investors in the Korea Stock Exchange. (2) The officially assessed land prices are able to play the role of asset revaluation information, although it is subject to land. (3) When International Financial Reporting Standards will be carried out in 2011, we will be able to use the officially assessed land prices as the revalued amount of land.

공시지가의 법적 성질과 효력

이상훈(Lee, Sang-Hoon) 한국토지공법학회 2012 土地公法硏究 Vol.58 No.-

The officially announced land price is classified into two land prices that are the officially assessed reference land price(hereinafter referred to as “the reference land price”) and the officially assessed individual land price(hereinafter referred to as “the individual land price”) according to the public notice of values and appraisal of real estate act(hereinafter referred to as “the public notice act”). The public notice of values and appraisal of real estate act protects the people’s right to know on the property right by providing the officially announced land price of the whole nation to the public. Due to the fact that the reference land price and the individual land price yearly assessed based on the reference land price have been used as a standard of assessment for the people’s property tax and etc. and a huge source of securing the stable tax revenue, the officially announced land price has a great force in the aspect of fair taxation. On the one hand, although the appraiser business operator revises a gap between the officially assessed land price and its actual market value by using the extra factor in the process of official appraisal based on the reference land price, the extra factor that is not stated in the public notice act has been approved by a practice of the appraiser business and a judicial precedent. Additionally, the action that the Financial Supervisory Commission tries to establish a new provision in the supervisory rule regarding the banking operation needs to be corrected because it denies the practice of the appraiser business and the judicial precedent which have been accepted by the banking operation and the appraiser business. Thus, the administration related to the announced land price needs to develop the announced land price system positively and expansively in order to reduce the national treasury by assessing various land prices according to the utilization of the public notice act and to maintain the asset soundness of banks by the adequate evaluation of the collateral security and the just compensation, close to the actual market value, that is assessed by the objective appraiser business operator. 공시지가에는 부동산공시법에서 규정한 표준지공시지가와 개별공시지가로 구분되어 있다. 부동산공시법은 말 그대로 전국의 공시지가에 대하여 일반에 공시하고 있어 국민이 자신의 재산권에 대한 알 권리를 보장하고 있다. 표준지공시지가와 이를 기준으로 매년 산정한 개별공시지가는 국민의 재산세 등의 과세표준으로 사용되고 있으며, 국민들도 개별공시지가에 대하여 과세의 기준으로 인정하고 있어 국가의 안정적인 세수확보에 큰 역할을 담당하고 있으므로, 공시지가는 공평과세라는 중요한 효력을 가지고 있다. 한편, 감정평가업자가 표준지공시지가를 기준으로 손실보상 등의 공적 평가에서 시가와의 격차를 기타요인으로 보정하고 있으나, 부동산공시법에는 기타요인보정이라는 규정이 없으며, 판례와 업계의 관행에 의하여 인정되어 왔다. 또한, 금융위원회도 부동산공시법의 위임의 근거 없이 은행업감독규정에 신규 조항을 신설하는 것은 은행과 감정평가업계가 유지해온 관행과 적법하고 적정한 감정평가제도를 부인하는 것으로 시정되어야 한다. 따라서, 공시지가와 관련된 행정주체는 부동산공시법에서 규정된 제도의 활용으로 다양한 지가를 산정하지 않아서 생기는 국고의 절감이나 제3의 객관적인 감정평가업자가 수행하는 손실보상평가로 시가에 근접한 정당보상과 담보물의 적정한 평가로 은행의 자산건전성을 유지하는 공시지가제도의 긍정적이고 발전적인 측면에서 제도를 개선할 필요가 있다.

「부동산가격공시법」상 표준지공시지가의 적용 및 효력에 관한법적 문제

배명호(Bae, Myung-Ho) 한국토지공법학회 2019 土地公法硏究 Vol.86 No.-

2016. 1. 19. 이른바 감정평가 선진화 3법의 제ㆍ개정으로「부동산가격공시법」이 전면개정 되면서, 법 제8조 “표준지공시지가의 적용” 규정의 개정을 비롯하여, 부동산가격공시에 관한 규정이 대폭 개정되었다. 현행법 제8조는 1983년「국토이용관리법」의 개정으로 도입되었지만, 동 규정의 해석을 놓고 헌법재판소나 소관부서에서는 단지 국가 등이라는 특정 산정의 주체가 토지의 수용ㆍ사용보상 또는 국ㆍ공유지 취득ㆍ처분 등의 특정 산정의 목적을 위해 국토교통부장관이 공시하여 생산된 표준지공시지가를 적용할 수 있는 근거 규정으로 이해하고 있는데, 이는 문법적 해석에 맞지 않고 오히려 현행법 제8조가 국민의 재산권을 보호하는 감정평가제도의 취지에 반하기 때문에 국민의 재산권 보장을 침해하는 위헌적인 조항으로 이해된다. 연혁적으로 1983년 “국가에 의한 직접 산정”이 도입된 이 후 현재까지 약 34년이라는 연혁을 갖는 동안 본칙 규정의 핵심규정이지만, 실질은 사문화 내지 실효성이 없는 규정이다. 비교법적으로 日本의 「地価公示法｣」은 표준지공시가격(標準地公示価格)을 기준으로 국가 등이 직접 산정하는 규정을 두고 있지 않다. 법 제8조 단서 규정에 따라, 국가 등이 직접 산정하거나 감정평가액으로 산정한 지가에 대하여, 국가 등이 필요하다고 인정할 때를 판단하여, 가감 조정하여 적용하지도 않는다. 따라서 국가 등에 의한 지가의 직접산정 규정은 법규범으로서 실효성이 없다. 그리고 감정평가업자가 관계법령에 따라 감정평가를 하는 것처럼 국가 등이 행정목적을 위하여 표준지공시지가를 기준으로 토지가격비준표를 사용하여 지가를 직접 산정하는 방법은, 개별공시지가의 산정방법과 같은 것으로 헌법재판소는 이미 토지초과이득세에 대한 헌법불합치결정 등에서 개별공시지가 산정에 대하여 비판적인 견해를 견지하고 있다. 또한 비전문가인 국가 등의 수족인 공무원 등이, 감정평가업자가 산정한 지가에 대하여 불확정 개념으로서 필요하다고 인정할 때에, 동법이나 하위법령에 구체적인 기준이나 방법을 명시하지 않은 현행 법제도하에서, 행정실무상 가감 조정하여 적용하고 있지도 않다. 그리고 법 제8조 및 제9조 표준지공시지가의 적용 및 효력 규정이 본칙의 핵심규정이기 때문에, 「부동산가격공시법」 제3조의 표준지공시지가 조사ㆍ평가 및 공시권자 논란과 무관할 수 없다. 입법론으로 조사ㆍ평가와 조사ㆍ산정은 감정평가로 통일하여 규정할 필요가 있다는 입법과제도 제시하였다. 입법자는 입법론에서 제기한 법률 개정을 통하여 보다 더 헌법합치적으로 법률개선의무를 다하여야 한다. As of January 19, 2016 when 「Act on the Public Announcement of Real Estate Values」 was entirely amended through the establishment and amendment of the so-called three laws for Advancement of Real Estate Appraisal, the rules and regulations related to the announcement of real estate price were also amended in full scale, including the revision of the article 8, “The Application of Officially Announced Price of Representative Land”. Even though the article 8 of the current law was introduced in the amendment of ｢National Land Use and Management Act｣ in 1983, it has been used for the purpose of expropriation, use compensation of land or specific calculation for acquisition and sale of national and public lands by entities of specific calculations, such that it just serves as an applicable provisions by the Constitutional Court and authorities concerned to apply officially announced price of representative land announced and produced by the Minister of Land, Infrastructure, and Transport. However, interpreting the article 8 in this way is against literal interpretation, and rather it can be understood as unconstitutional because it infringes the property rights of citizens contradictory to the intent of the appraisal system which tries to protect the property rights of citizens. Since the “Direct Calculation by the governmental entities” has been implemented in 1983, it is a core regulation of this act which has about 34 years of history. But it is a no longer enforced, or ineffective regulation in reality. In terms of comparative law, 「Public Notice of Land Prices Act｣ of Japan does not have a regulation by which the governmental entities perform direct calculations based on officially announced price of representative land. According to the provisos to the article 8 of the act, the governmental entities can apply a new price by adjusting addition and subtraction when the governmental entities think it is needed without applying the land price calculated directly by the governmental entities or the land price calculated on the basis of appraisal price. Therefore, the regulation on the direct calculation of land price by the governmental entities has no effect as a legal norm. Just as appraisers appraise according to relevant regulations, the method of calculating the land price directly by the governmental entities based on officially announced price of representative land using the Land Price Index Table is the same as the calculation by individual officially announced prices. The Constitutional Court already holds negative stance against the individual officially announced price in such precedents as the decision of constitutional discordance related to excessively increased valuable land tax. Additionally, the governmental entities including non-expert government employees do not apply the adjustment of addition or subtraction to the price for convenience s sake in public administration practice even when the adjustment of addition or subtraction is needed for the land price calculated by appraisers under uncertainty because there aren’t any specific standards or manuals in the act or lower statutes. Since the article 8 and the article 9 of the act, the application and effect of officially announced price of representative land are the core provisions of this act, they cannot be irrelevant to the issues regarding inspection & assessment of officially announced price of representative land in the article 3 of 「APAREV」 and public notice. As for ‘de lege ferenda’, this study suggests a legislative task that Inspection & Assessment and Inspection & Calculation should be regulated as a unified form of appraisal. Legislators should fulfill their obligations to improve the laws to become more constitutional through amendment of laws suggested by ‘de lege ferenda’.

실거래가격을 활용한 공시지가의 평가율 분석 -부산광역시 3개구를 중심으로-

이범웅 ( Bum Ung Lee ) 한국감정평가학회 2011 감정평가학논집 Vol.10 No.1

Officially announced land price is defined reasonable price by the law. Considering that the term of reasonable price is presented to achieve legal purpose, it is corrected to interpret that it has intended not only to work as a reference in assessing the land price but also to contribute to the formation of market value. Therefore, it is important that officially announced land price is different to sales price. But sales price plays an important role in the real world, especially the equity of land taxation. To achieve the equity of land taxation, assessment ratio(assessment value to sales price) is constant by region and use zone. In this study, I have analyzed the assessment ratio of officially announced land price to sales price in Busan by the year, region and use zone. And I have presented the fact that the assessment ratio is different between regions and between use zones. Especially, disparity of the assessment ratio between use zone is shown palpable. This result has great implications for appraisal and calculation of officially announced land price. Therefore, it is important to research to improve the policies that can achieve the parity of the assessment ratio between regions and between use zones.

수익환원법 평가모형 설정을 위한 감정평가사의 의식에 관한 연구 -상업용 표준지의 수익환원법 평가모형을 중심으로-

최태규,유선종 한국부동산연구원 2012 부동산연구 Vol.22 No.1

This study examines the appraiser’s professionalism for making Income Capitalization Approach Appraisal Model of the Commercial Officially Assessed Reference Land Price by using the AHP. The Commercial Officially Assessed Reference Land is appraised by Income Capitalization Approach Appraisal Model(Soojung Model). The theoretical and practical limit of the Soojung Model was summarized as follows:First, the Soojung Model is contrary to the principle of vacant land assumption appraisal because it calculates the net operating income vested in land by mirroring the condition of the building in it. Second, the Soojung Model is an appraisal model discrepant from the investment behavior of the real estate market(integrated sales of land and building) by physically distinguishing the net operating income of land from that of building and applying the net operating income. Third, the ‘income rate’ is applied to the Soojung Model though it may be different from the capitalization rate in terms of meaning and calculation process. To present an New Income Capitalization Approach Appraisal Model(New Model), the questionnaire research was conducted as the views that appraisers participating in the officially assessed reference land price had on the Soojung Model. As a questionnaire research results, New Model should have the principle of vacant land assumption appraisal, applying the net operating income of both land and building, applying cost of building and reversion value of land. 본 연구는 상업용 표준지의 수익환원법 평가모형 설정을 위해 감정평가사와 감정평가사이면서 감정평가를 교육하는 교수가 가지고 있는 수익환원법 평가모형에 대한 전문가적 의사를 항목화 하여 AHP를 이용하여 분석하였다. 그 결과 감정평가사는 표준지 평가기준인 ‘나지상정평가’에 중요성을 부여하였고, 교수는 수익환원법 평가모형에 필수요소인 ‘자본환원이율’이 수익환원법 평가모형 설정을 위해 가장 중요한 항목이라고 중요성을 부여하였다. 두 집단은 모두 표준지평가와 감정평가를 경험하였으나 그 결과는 다르게 나타났다. 나지상정평가의 개념에서도 정착물의 배제와 사법상 영향배제의 개념은 이해하고 있으나 상업용 표준지를 수익환원법으로 평가하는 경우에는 그 개념이 모호해지는 결과를 보여주고 있다. 또한 감정평가사나 교수 집단 내에서도 적정가격의 성격에 대해 ‘거래가능가격과’와 ‘정책적 가격’으로 나누어지고 있다. AHP분석 결과를 종합하면 ‘나지상정평가’, ‘적정가격 개념’ 등 ‘표준지 평가기준’의 명확한 개념정리가 요구된다. 수익환원법 평가모형 설정을 위해서는 시장임대료에 기초한 토지건물 일체의 순영업소득을 적용해야 하며, 토지건물일체의 수익가격에서 건물의 재조달원가를 공제하는 평가모형을 고려해야 하고, 순영업소득의 고려기간은 건물의 경제적 내용연수이고 내용연수 만료시 복귀가격이 평가모형에 고려되어야 한다는 것이다.