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.

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.

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.

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.

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.

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

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.

성남시 재개발사업의 갈등 해소방안

문덕배 ( Duck Bae Moon ),윤동건 ( Dong Gun Yoon ),이은미 ( Eun Mi Lee ) 한국감정평가학회 2014 감정평가학논집 Vol.13 No.2

재개발사업에는 복잡다양한 이해관계들이 얽혀있고, 사업이 어떻게 추진되는냐에 따라 각각의 참여주체들에게 다른 결과를 가져올 수 있기 때문이다. 이에 따라 본 연구에서는 관련 문헌 및 사례분석을통해 주택재개발사업 계획단계부터 사업완료 단계까지 사업 각 단계별로 발생하는 갈등을 각 주체별로분석하고, 성남시 당해 사업지의 지역주민들을 대상으로 한 개발사례를 분석하여 주택재개발 사업상 발생하는 갈등해소방안을 도출하여 보았다. 이에 대한 연구 결과는 다음과 같다. 사업시행자와 공공간의 갈등을 해소하기 위한 제언으로는 재개발 추진방식을 전면 철거방식과 더불어점진적인 사업방식도 검토할 필요가 있다. 사업방식에 있어서도 재개발 사업방식을 주거 환경 복지사업으로 전환을 모색하여야 한다. 중앙행정기관에서는 중앙행정기관간, 중앙-지방자치단체간, 지방자치단체간, 지방자치단체-공공기관간 등의 갈등 조정에 대한 법령을 제정하여야 한다. 재개발 지역 지방자치단체에서는 권리자, 세입자, 사업시행자, 시공사 등의 갈등을 효율적으로 조정할수 있도록 갈등조정 기구를 검토하여야 한다. 재개발 계획단계에서 주민 공청회, 조합원에 대한 사전 설명회와 주민 의견수렴 등 재개발 방식을 비롯한 분양방식, 정산방식, 사업비 등의 사전 공개가 이루어 져야할 것이다. 그리고 본 연구의 한계점은 다음과 같다. 첫째는 사례연구라는 연구방법상의 한계점이다. 본 연구는 성남시 재개발 사업을 중심으로 하여 연구를 수행하였다. 따라서 연구결과를 재개발사업에 일반화하여 적용하기에는 한계가 있다. 둘째는 자료 구득상의 한계이다. 성남시 재개발 문제가 아직도 성남시와 LH공사간의 미해결된 문제인관계로 사전 협의내용, 건설원가, 사업성분석, 면담내용 등 사업시행자와 공공기관과의 구체적인 자료획득에 어려움이 있었다. 셋째는 재개발 갈등과 갈등의 사후관리 프로세스로서 심리적인 치료, 부패와의 관계, 전면 철거방식이 아닌 대안적인 재개발 방식, 공공기관의 갈등관리 방식 등에 대해서는 차후 더욱 깊은 연구가 있어야할 것이다. It is because a redevelopment project involves interests complexly entangled with one another and how the project proceeds may bring different results to those participating in it. Therefore, this study conducted literature review and case analysis to draw solutions for the conflicts generated from a housing redevelopment project by analyzing the conflicts generated in each of the project steps by each of the subjects involved in it from planning to completion steps and analyzing a redevelopment case with residents living in the site of the project in Seongnam City. With the process, the researcher has gained the following results: As a suggestion to resolve conflicts between the developer and the public sector, it is needed to examine the methods of promoting redevelopment, both entire demolition and gradual development. About the types of projects, too, it is necessary to find ways to convert the redevelopment project into the residential environment and welfare improvement project. Central administrative agencies will have to enact laws and ordinances for conflict resolution between central administrative agencies, central-local autonomous entities, local autonomous entities, and local autonomous entities-public institutions. Local autonomous entities engaged in the redevelopment project should inspect their conflict resolution organizations so as to resolve conflicts among rightful persons, tenants, developers, and constructors efficiently. At the planning steps of redevelopment, they will have to provide the residents with open hearings or briefing sessions about the union members in advance, collect opinions from the residents, and also open related matters such as the procedure of the redevelopment, lotting-out, adjustment, and project cost previously. The limitations of this paper are as shown below: First, it has a limitation for case study employed as its study method. The study was performed mainly around the redevelopment project in Seongnam City. Thus, it is hard to generalize the results and apply them to other redevelopment projects. Second, it also has a limitation regarding collecting data. In fact, Seongnam City’s redevelopment issue is still going on between Seongnam City and LH, so it was difficult to collect detailed data dealing with the developer and public institutions such as what had been previously agreed between them, construction cost, business value analysis, and the interviews. Third, as a post-management process for redevelopment-related conflicts, follow-up research will have to be conducted more profoundly regarding not just psychotherapy, relations among corruptions, and the method of entire demolition but alternative redevelopment and also public institutions’ conflict management afterwards.

논 문 : 공동주택의 적정 기대이율 산정

이영호 ( Young Ho Lee ),윤동건 ( Dong Gun Yoon ) 한국감정평가학회 2013 감정평가학논집 Vol.12 No.1

감정평가업계에서 실무상 가장 많이 사용되는 임료평가 방법인 적산법에 대한 이론적 체계 및 산정 기준이 미흡한 실정이며, 적산법의 적용과정에서 주요한 영향을 미치는 기대이율에 관한 연구도 많지 않다. 실제로 임료평가시 실무상 빈번히 사용하는 「토지보상평가지침」의 기대이율 규정과 대법원의 판례에서 나타난 기대이율의 개념이 서로 상이함에 따라 많은 문제점이 나타나고 있다. 이외에도 적산법의 기본요소인 기초가격과 기대이율의 구체적 산정방법에 관해서도 이론상으로 논의되는 적산법을 실무에 직접 적용하기에는 한계가 있다. 특히 기대이율은 적산임료 평가의 신뢰성 및 정확성을 결정하는 주요 요소이나 실무상 평가에 활용할 참고자료나 구체적인 적용지침이 많지 않은 실정이다. 본 연구는 적산임료를 평가시 적용되는 기대이율을 실증적으로 분석함으로써 부동산 유형에 따른 기대이율의 동일 여부를 검증하고, 기대이율과 관련한 개념 및 적용방법을 새롭게 재정립하여 실무상 혼란을 배제함으로써 임료평가의 신뢰성 및 정확성을 제고하고자 한다. 실증분석결과, 공동주택의 경우 7대도시 최유효이용의 기대이율에 대한 제1~3사분위수 범위는 4.38%~7.56%로 나타났다. 실증분석으로 산정한 기대이율은 「토지보상평가지침」의 기대이율적용 기준율표와 유사한 수치를 보이고 있다. 그러나 지역별로는 다소 차이가 나타남에 따라 현행 기대이율 기준율표의 지역별 세분화가 필요할 것으로 보인다. With a shift of paradigms in real estate, more importance is being placed on rents in appraisals. However, theoretical concept and appraisal standards for cost approach still remain lacking though it is the most widely used rent appraisal method in the practical business of real estate appraisals. Moreover, there has not been much study done on the expected rate of return which is a major factor in applications of the cost approach method. The purpose of this study is to verify through empirical analysis that the expected rates of return applied in rent appraisals vary according to real estate types. This study also aims to enhance the credibility and accuracy of rent appraisals by redefining theoretical concepts and applications methods of the expected rate of return. A survey of appraisers conducted for fact finding on applications of the cost approach showed that the cost approach method is used in most cases of rent appraisals and that many appraisers observe the Land Compensation Appraisal Guidelines in their applications of the expected rate of return. Further, the survey results raised some practical problems in the cost approach such as controversies in interpretations of the expected rate of return and the beginning price, difficulties in calculation of the operation cost. Analyses of expected rates of return with empirical data of 7 major Korean cities gave the following results. Inter-quartile range (1Q~3Q) for the expected rate of return of 4.38%~7.56% for residential apartments. These expected rates of return are similar to the figures in the Table of Expected Rates of Return in the Land Compensation Appraisal Guidelines. However the rates showed differences among regions indicating the need for subdividing the current expected rates of return table according to regions.