감정평가사 시험제도 개선방안 소고

윤동건 ( Dong Gun Yoon ),김태훈 ( Tae Hoon Kim ) 한국감정평가학회 2006 감정평가학논집 Vol.5 No.1

Real property service industry is undergoing a drastic change recently as a result of the globalization of real asset market and the coming of knowledge based economy. In particular, introduction of advanced financial techniques and integration of laws and regulations on real asset, since the 1997 financial crisis, have brought about significant changes to the real asset service industry. Accordingly, although the appraiser`s qualification exam should have undergone a change in line with the altered external environment, there has been any sign of improvement so far. Since the 1990 first exam, no change has been reflected at all, other than English test and marking an absolute scale started from 2002.

사업체 수요조사를 통한 부동산학과 교과과정에 대한 소고

윤동건(Yoon, Dong Gun) 한국부동산학회 2011 不動産學報 Vol.46 No.-

1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is current status of real estate curriculum will be reviewed, and after figuring out the perception regarding its current curriculum through survey on its demand of business entities, directions for improvement will be reviewed. (2) RESEARCH METHOD This study was focused on survey analysis. The data for this analysis were collect from the questionnaire. Regarding demand survey of real estate curriculum, a survey on business entities’ demand was held, and its main content regarded to characteristics of business entity, necessary subjects for major in each job area, and job area and subjects for major desired for introduction. (3) RESEARCH FINDINGS In the results of this survey, regarding the survey on the characteristics of business entity, current manpower status in majors related to real estate studies showed 1.2%, which was very low, but the ratio of the majority of real estate related majors performing relevant work showed 95.6%, which was very high. Such result shows that business entities related to real estate entirely did not prefer real estate majors. 2. RESULTS The conclusion that job areas, which should be included in University curriculum for improving job performance in each business area, show somewhat difference for each business area could be obtained. Irrelevant to business fields, it showed high preference in real estate appraisal, real estate transaction / agency work, and urban development / planning, and aside to this, it showed preference of higher than average in the job areas such as real estate finance (investment), real estate consulting, real estate security / trust, and etc.

확률적 접근을 통한 감정평가상 내재한 불확실성의 인식에 관한 연구

윤동건 ( Dong Gun Yoon ) 한국감정평가학회 2013 감정평가학논집 Vol.12 No.2

감정평가는 토지 등의 경제적 가치를 판정하여 그 결과를 가액으로 표시하는 것이다. 대상부동산이 지닌 경제적 가치를 판단하는 것으로, 경제적 가치는 여러 가지 사회적, 경제적, 행정적 요인에 의해서 영향을 받고 있다. 이로 인해서 부동산의 가치는 항상 변화 또는 변동의 연속선상에 있는 것이다. 그러므로 부동산의 가치를 밝히는 감정평가는 과거, 현재 뿐만 아니라 미래의 제반 요인의 변화까지도 파악을 해야 한다. 미래에 대한 판단 또는 예측은 가정이나 조건에 기인할 수밖에 없는 것이 현실이다. 따라서 감정평가는 필연적으로 불확실성을 내포하고 있다고 해도 과언은 아니다. 어떻게 보면 감정평가절차는 불확실성을 해소해 가는 과정으로 볼 수 있기 때문이다. 또한 그러한 과정을 통해 결정되는 시장가치의 개념 역시 불확실성 또는 확률적 개념을 지니고 있다. 본 연구에서는 감정평가상 존재하는 불확실성을 인식하여, 이를 표현하는 방안을 제시하고자 한다. 먼저 불확실성의 인식범위를 첫째 감정평가 과정측면, 둘째 감정평가 결과측면, 셋째 감정평가결과의 해석측면에서 이론적, 실무적 또는 현실적으로 존재하는 불확실성을 파악하고자 한다. 이를 바탕으로, 본 연구에서는 감정평가상에 내재하는 불확실성을 반영할 수 있는 확률적 접근을 제시하였다. DCF법을 통하여 수익가치를 산정하는 과정의 투입변수를 확률적 변수로 인식하고, 이를 몬테카를로 시뮬레이션 기법을 적용하는 Crystal Ball 프로그램을 활용하여 현금흐름의 불확실성을 고려하는 방법을 제시하였다. Appraisal is a task to determine the economic value of land or such and mark the result as a price. It is about judging the economic value of a certain property, and economic value is influenced by a variety of social, economic, or administrative factors. Thus, the value of property lies on the continuum that is in constant changes or variations. Therefore, for an appraisal to figure out the value of property, it is needed to understand all the changes of the factors lying in the past, present, and also future. It is our reality that either judging or predicting something in the future relies on assumptions or conditions. Thus, it is not too much to say that appraisal implies uncertainty necessarily. It is because the procedure of appraisal can be somehow seen as a process to resolve uncertainty. And the concept of market value that is decided by that process also implies uncertainty or stochastic concept. This study aims to recognize uncertainty existing on appraisal and suggest how to express it. First of all, the research is going to examine the range of recognition on uncertainty from the following aspects, first, the aspect of the appraisal process, second, the aspect of the appraisal result, and third, the aspect of appraisal result analysis in order to figure out uncertainty existing theoretically, practically, and realistically. Based on this, the study suggests the stochastic approach that can reflect uncertainty internalized in an appraisal. The paper suggests a method to consider uncertainty lying on the cash flow by recognizing as the stochastic variable the input variable in the process to estimate return price with DCF and using the Crystal Ball program applying Monte Carlo’s simulation method for it.

사법 : 감정평가사의 경매평가시 목적물범위의 통일적 해석 -소유권의 범위확정제도(부합, 종물 등)의 관계를 중심으로-

윤동건 ( Dong Gun Yoon ),양재모 ( Jae Mo Yang ) 한양대학교 법학연구소 2008 법학논총 Vol.25 No.3

Our auction act have upset price system, is evaluated by appraiser, in our public auction procedure. On valuation, appraiser consider that the objective is the simple, the complex or the concentration. and which is accessory thing or tally. If appraiser add another thing`s value to appraisement. party interested file a protest against upset price. The Supreme Court`s precedent show what is accessory thing, what is tally in some case. but as an example, for all tree is tally in legal system, some appraiser do not appraise tree`s value. other appraiser do appraise tree`s value. It is caused by the nonexistence of appraisal standard. accessory thing theory is about the reach of ownership. but appraisal is about exchangeable value, nothing but market price. We propose that appraisal standard is need in upset price valuation as compensation standard in the government`s Land Expropriation.

동적DCF법을 활용한 불확실성하의 오피스빌딩 가치평가

윤동건 ( Dong Gun Yoon ),고성수 ( Sung Soo Koh ) 한국감정평가학회 2011 감정평가학논집 Vol.10 No.1

There were no regulations on dynamic discounted cash flow method in the appraisal criteria in South Korea; thus, the use of this method has not been mature enough in practice. The act on this method has been valid quite for a short period of time. For this reason, the data necessary for this method has not been arranged appropriately, and the level of appraisers’ awareness of this has been low. In this regard, this study introduced the concept, variables and problems of static DCF method and suggested the concept of dynamic DCF method that would be able to reflect the danger and variableness inherent in the appraisal. Then, the study applied Monte Carlo simulation method into the variables of static DCF method model, thus detecting uncertainty for future prediction. Then, it applied the dynamic DCF method that assumed five years of ownership for the estimated appraisal values, to obtain value estimation. For the simulation-based estimation, it divided the probability distribution for rental income and operating expense ratio into normal distribution and optimum distribution. Afterward, the study examined the average and standard deviation for the results obtained after conducting 10,000 and 100,000 times of simulation for each. It has been noted that the more execution frequency there was for each distribution, the higher optimum values but the lower minimum values the study obtained, whereas the average and standard deviation were almost the same even with the increase in the number of execution frequency. These results were natural in the situations where rental income influenced about 65% in the determination of appraised values.

조위관측을 위한 최적 기법선정 방법에 관한 연구

윤동건(Yoon, Dong Gun),박선동(Park, Seon Dong),서상일(Seo, Sang Il) 한국측량학회 2010 한국측량학회 학술대회자료집 Vol.2010 No.4

경매평가 대상물의 인식에 관한 소고

윤동건 ( Dong Gun Yoon ) 한국감정평가학회 2009 감정평가학논집 Vol.8 No.2

This study has an intention to improve the executive ability of court auction appraisal. Auction act has upset bid price system, is valuated by appraiser, in public auction procedure. It is very important to determine upset bid price in court auction appraisal. Because it is the standard of the beginning price in court auction. The beginning price is determined to appraise the objectivity in court auction appraisal. On valuation, appraiser consider that the objective is the simple, the complex or the concentration and which is accessory thing or tally. The court auction is related to the property right. Hence the court auction appraisal needs objectivity and specificity. The Supreme Court`s precedent show what is accessory thing, what is tally in some case. But as an example, for all tree is tally in legal system, some appraiser do not appraise tree`s value. Other appraiser do appraise tree`s value. It is caused by the nonexistence of appraisal standard. First, this report covers auction appraisal regarding the objectivity of real estate, upset bid price. Second, this study presents the matters to be considered when appraisers participate in court auction appraiser. The matters are classified into the recognition of appraisal objectives and absence of court auction appraisal standard. Third, the study provides the objectives attention for appraisers who participate in court auction. We suggest that appraisal standard is need in upset price valuation. This paper is expected to contribute establishing the recognition of appraisal objectivity standard and raising the efficiency in the process of court auction appraisal.

지목체계의 효율적 개선방안에 관한 연구

윤정득(Yoon, Jung Duck),이현정(Lee, Hyunjeong),윤동건(Yoon, Dong Gun),서철수(Seo, Chul Sue) 한국지적학회 2009 한국지적학회지 Vol.25 No.2

본 연구는 부동산의 2차원 지표공간을 기준으로 설정되는 공부(公簿)상의 필지별 법정지목과 사실상의 현실 지목(地目)이 불일치하는 원인을 지적하고 그 개선방안을 제시하는데 그 목적이 있다. 현행 「지적법」상 지목은 28개로 규정되어 있으나 실제 토지이용현황 즉, 토지의 주된 사용목적 또는 용도와 불일치한다. 이에 관련 논문 등을 통하여 이론을 정리하였으며, 사실상의 토지이용과 공부상의 법정지목간 불일치를 실증하기위하여 지리적 범위를 도심(서초구와 강남구)과 교외(남양주)로 구분하였다. 이들 지역은 2007년 공시지가자료에 의한 그 불일치의 정도를 교차분석을 통하여 살펴보았다. 또한, 공부상의 지목과 토지이용현황의 불일치하는 원인을 법률에 근거하여 살펴보았으며, 지목제도를 시행하고 있는 일본과 대만, 독일의 지목을 한국과 비교·분석함으로써 우리나라 지목체계의 정비 및 특별법 제정을 통한 법정지목과 실제지목의 부합을 위한 개선방향을 제안하였다. 궁극적으로 지목법정주의·일필일목의 원칙·주지목추종의 원칙에 근거한 실제지목과 법정지목을 일치시키기 위한 용어정의 재정립, 장·단기적인 지목일치방안으로 지목체계의 세분화를 제시하였다. 이는 지목관련 행정업무의 효율성 및 토지과세의 형평성 제고를 가져올 것이며, 거시적으로는 전국의 효율적 토지 관리와 소유권 보호에 이바지할 것으로 본다. The purpose of this study is to describe the current cadastre, to draw up its cadastral discrepancy and to address the marketability resulting from the defect. To achieve the research goal, the data were drawn from current cadastral system that were placed in the public record of central cities (Seocho and Gangnam districts of Seoul) and a suburban area (Namyangju) and those that were conveyed. With the content analysis and an inferential statistical method, land value publicly appraised in 2007 were examined, and the Korean system was compared to the systems of economically advanced countries. The results indicate that the current cadastral system of land surveying was similar to the Japanese system, and the land use classification was too simple to satisfy the modern real estate market. It is suggested that the ramification be various to reflect the dynamics of real estate market.

도시재생사업의 PFV 방식 시행방안

윤정득 ( Jung Duck Yoon ),윤동건 ( Dong Gun Yoon ) 한국감정평가학회 2010 감정평가학논집 Vol.9 No.2

In order to study implementation plans for urban regeneration project of special purpose corporation, this study has analyzed first the concept of the urban regeneration and the contents of its project. The purpose of this study is to identify the concept, necessity, and problems found in financing and project method of the special purpose society. Through this process, the study ultimately examined the application plan of PFV method which is one of the SPC methods that is used in carrying out urban regeneration project. From this process expected effects and implementation plans were drawn out. In chapter 2, the concept and necessity of urban regeneration, and types and problems of urban regeneration project were examined. In chapter 3, SPC concept which is the essential theory in conducting urban regeneration project, financing of SPC, problems in conducting project in SPC method were analyzed. In chapter 4, application of PFV method which is a new type of special purpose corporation in urban regeneration project was examined. For this, first of all, the study suggested in details the basic concept of PFV, conditions for its establishment, and project operation procedures. The study also suggests expected effects, improvements and operation plan when introducing PFV method in urban regeneration project. In chapter 5, the actual benefit coming from the application of PFV method was suggested, and along with that the limitations of the study were mentioned. In conclusion, it seems that there should be establishment and revision of the system so as to accomplish the anticipated goals of preventing project delays, securing transparency of project, and securing of publicity for smooth processing of the projects which could be seen in the course of carrying of urban regeneration project by special purpose corporation.

사업인정과 정당보상의 주요쟁점에 관한 고찰

이상훈(Lee, Sang-Hoon),윤동건(Yoon, Dong-Gun) 한국토지공법학회 2011 土地公法硏究 Vol.53 No.-

손실보상에 있어서 정당보상은 항상 논쟁의 중심이 되어왔다. 사인의 재산권을 강제수용 하는 경우에 있어서 적법한 수용절차에 의하여 정당한 보상이 주어지는 것은 너무 당연한 일이다. 토지보상법에서는 정당한 보상을 위하여 표준지공시지가를 기준으로 평가하도록 규정하고 있으며, 공시지가의 한계인 실거래가와의 괴리는 문제는 판례도 인정한 기타요인의 보정을 통하여 해결해 오고 있는 것이 현실이다. 감정평가사의 보상평가시 문제가 되는 것은 오히려 개발이익이 배제되지 않은 표준지공시지가를 기준으로 보상액을 산정하는 것이다. 개발계획이나 착공의 단계에서 이미 지가는 급격히 상승되어 있는데 이것을 기준으로 보상한다면 당연히 과다보상의 문제가 발생하게 되는 것이다. 이러한 문제점을 개선하기 위해서 공시지가의 기준일을 사업인정고시일 직전년도에 고시된 공시지가에서 대략 2년 정도 직전년도에 고시된 공시지가를 기준으로 지가변동률, 지역요인, 개별요인, 기타요인을 보정한다면 과다보상의 문제는 해결될 수 있을 것으로 생각된다. 또한 사업인정의 절차나 내용을 위해서 사업인정권한을 국토해양부장관이 독점하는 체제에서 지방자치에 걸맞게 시도지사와 권한을 배분하는 것이 필요하다고 판단된다. Just compensation was always at the center of the dispute on the issue of compensation for a loss. It is truly rightful to provide just compensation according proper expropriation process in case of forced expropriation of property rights of a private individual. According to the land compensation law, it is provided to give assessment based on standard land value by public announcement. And regarding the estrangement issue with the actual trading value which is the limit of the land value by public announcement, it has been dealt through revisions of other factors acknowledged by precedents. The problem raised in compensation appraisal done by appraiser is rather in the calculation of compensation amount based on land value by public announcement that is not excluded of development gains. Suppose there is a sharp increase of the image price at the phase of development plan or starting of construction. If the compensations are given based on this condition, then naturally a problem of over-compensation occurs. In order to solve this problem, it seems that changing of the standard date of land value by public announcement from the value announced in prior year to the value announced two years ago, and to that applying land value fluctuation rate, regional factors, individual factors and other factors for additional revision would help improving the problem of excessive compensation. Also, concerning the project recognition process and contents, it is considered that sharing the right of project recognition which is now solely exclusive to the minster of land, transportation and maritime affairs, together with mayors and governors which more appropriate for provincial self-government.