공시지가의 형평성에 관한 연구 -서울특별시를 중심으로-

진동석,최윤수,김재명,윤하수 한국국토정보공사 2020 지적과 국토정보 Vol.50 No.2

Officially assessed land price has been the index of South Korea since 1989 throughout different sectors of tax and welfare. Officially assessed land price is used as a tax valuation for the tax on property holdings, and the equity of such is the most important factor in the fair taxation for the people of South Korea. On this wise, this research analyzed and verified the horizontal and vertical inequity of officially assessed land price in Seoul by using the real transaction data between 2016 and 2018. In fact, Seoul’s assessment ratio for the entire three-year period was 60.64% and it showed to increase each year. Horizontal equity was found to be most favorable in 2017, and the horizontal equity of each borough of Seoul appeared to improve each year. Vertical inequity was found to have reverse inequality in most boroughs of Seoul, however, some parts of Gangnam districts such as Gangnam-gu, Seocho-gu, and Gangdong-gu presented progressive inequality. Such example showed the need for improvement in terms of balance by each borough. The use of quantile regression demonstrated reverse inequality in most quantile, but, the differences in the value of the coefficient by each quantile showed the need for improvement of officially assessed land price with the equity of each quantile. Through the equity verification of officially assessed land price, it was analyzed that the lack of equity was found by year, by borough, and by use district. In order to redeem the lack of equity, the government must systematically supplement the real-estate disclosure system by initiating ratio studies to verify horizontal and vertical equity. 우리나라의 공시지가 제도는 1989년 도입되어 각종 조세와 복지 등 여러 분야에 걸쳐 활용되어 왔다. 공시지가는 부동산의 보유세를 대표하는 재산세에 대한 과세평가액으로 활용되고 있으며, 국민 공평과세에 있어서 공시지가의 형평성은 가장 중요한 요소라고 할 수 있다. 이에 본 연구는 서울특별시의 토지의 실거래가격을 활용하여 2016~2018년 공시지가의 형평성을 분석하고 검증하였다. 그 결과 서울특별시의 현실화율은 해마다 점진적으로 상승하는 것으로 나타났으며, 3년 전체 현실화율은 60.64%로 나타났다. 수평적 형평성은 2017년이 가장 양호한 것으로 나타났으며, 해마다 자치구별 수평적 형평성이 개선되는 것으로 나타났다. 수직적 형평성은 대부분 지역에서 역진적 불형평성이 존재하는 것으로 나타났지만 강남구, 서초구, 강동구 등 강남권역에서 누진적 불형평성으로 나타나 자치구별 균형성 측면에서의 개선이 필요한 것으로 확인되었다. 분위 회귀분석 결과는 대부분 분위에서 역진적 불형평성이 나타났지만, 분위별 계수 값에 차이가 존재하여 공시지가 분위별 형평성 개선이 필요한 것으로 확인되었다. 공시지가 형평성 검증 결과 연도별, 자치구별, 용도지역별 형평성이 결여된 것으로 분석되었으며, 이를 보완하기 위해 정부는 비율 연구를 도입하여 수평적・수직적 형평성을 검증하고 부동산 공시 제도를 체계적으로 보완・점검해야 한다.

토지수용·재결 현황 분석을 통한 제도개선 방안에 관한 연구: 서울특별시 사례를 중심으로

진동석,정영,이봉주,최윤수 한국국토정보공사 2025 지적과 국토정보 Vol.55 No.1

With the expansion of various public projects, such as road construction, parks and industrial complex developments, and urban planning initiatives aimed at enhancing national competitiveness and citizens' quality of life, the utilization of land expropriation, which allows public agencies to compulsorily acquire private property, has increased significantly. However, as the land expropriation process inherently involves conflicts between public interests and the protection of private property rights, there is a growing need for more equitable and systematic administration of this system. This study aims to analyze the current status of land expropriation and adjudication in Seoul, and to identify issues and improvement measures through in-depth expert interviews. The analysis identified several limitations, including an imbalanced composition of local land expropriation committees heavily weighted towards legal professionals and appraisers, reduced expertise among public officials due to frequent personnel rotation, declining fairness and reliability across the compensation framework, and administrative inefficiencies arising from inadequate review support systems utilizing spatial information. As improvement measures, this research proposes diversifying the composition of Seoul's local land expropriation committees to include experts from various fields such as urban planning, environmental studies, economics, and social policy; introducing a specialized officer system to enhance the expertise of personnel handling land expropriation and adjudication processes; employing cadastral and surveying experts and establishing a clear compensation framework to enhance fairness and trust; and strengthening in-depth analysis capabilities through the implementation of spatial information-based review support systems. By conducting an extensive analysis focused on Seoul, this study provides effective improvement strategies that are applicable to other local governments, making it highly significant. It is anticipated that the proposed institutional reforms will be implemented to better balance public welfare and private property rights, thereby enhancing trust in the land expropriation system and mitigating social conflicts.

부동산 공시가격의 불균형에 관한 연구: 서울시 도봉구 현실화율을 중심으로

진동석,유병민,최윤수 한국지적학회 2025 한국지적학회지 Vol.41 No.2

본 연구는 서울시 도봉구를 대상으로 부동산 공시가격의 유형별, 연도별, 용도지역별, 이용상황별, 법정동별 현실화율을 분석하고 수평적・수직적 형평성을 검증하는 것을 목적으로 한다. 분석 기간은 실거래 신고제가 시행된 2006년부터 2022년까지이며, 실거래가격 자료와 부동산 공시가격 자료를 활용하여 현실화율과 형평성을 분석하였다. 분석 결과, 공시지가의 현실화율은 55.26%, 단독주택은 46.57%, 공동주택은 66.50%로 유형별 큰 차이를 나타냈으며, 연도별, 용도지역별, 이용상황별, 법정동별 현실화율의 뚜렷한 차이가 확인되었다. 수평적・수직적 형평성 검증 결과에서는 공시지가는 수평적・수직적 형평성 모두에서 미흡하였으며, 단독주택은 수평적 형평성은 충족하였으나, 수직적 형평성에서는 대부분 역진적 불형평성이 확인되었다. 반면, 공동주택은 가장 우수한 형평성을 나타냈다. 연구 결과를 바탕으로 도출된 개선 방향으로는 평가 주체를 통합하여 평가 및 과세 기능의 분리하고, 현실화율 정책은 일관되고 균형성 있게 추진하며, 시・도 단위에서 현실화율과 형평성 지표를 연례적으로 검증할 수 있는 체계 구축 등을 제안하였다. 본 연구의 결과는 부동산 가격공시 제도의 투명성 제고와 공평과세 실현을 위한 정책적 기초자료로 활용될 수 있을 것으로 기대된다. This study aims to analyze the actualization rates of officially announced real estate prices in Dobong-gu, Seoul, by property type, year, zoning district, usage status, and administrative district, and to verify horizontal and vertical equity. The analysis period spans from 2006, when the real transaction reporting system was implemented, to 2022. Utilizing real transaction price data and officially announced real estate prices, this study analyzed the actualization rates and equity. The findings indicated significant disparities in actualization rates across property types: land prices showed an actualization rate of 55.26%, detached houses 46.57%, and apartments 66.50%. Notable differences were also observed by year, zoning district, usage status, and administrative district. The verification of horizontal and vertical equity revealed that land prices were insufficient in both horizontal and vertical equity. Detached houses met horizontal equity standards but displayed predominantly regressive vertical inequity. Apartments exhibited the highest levels of equity. Based on these findings, this study suggests improvements such as consolidating appraisal entities while separating appraisal and taxation functions, implementing consistent and balanced actualization rate policies, and establishing a system to annually verify actualization and equity indicators at the city or provincial level. The results of this study are expected to serve as foundational data for policies aimed at enhancing transparency in officially announced real estate prices and achieving fair taxation.

부동산 공시가격의 불균형에 관한 연구: 서울시 도봉구 현실화율을 중심으로

진동석(Dong Suk Jin), 유병민(Byoung Min Yoo), 최윤수(Yun Soo Choi) 한국지적학회 2025 한국지적학회지 Vol.41 No.2

This study aims to analyze the actualization rates of officially announced real estate prices in Dobong-gu, Seoul, by property type, year, zoning district, usage status, and administrative district, and to verify horizontal and vertical equity. The analysis period spans from 2006, when the real transaction reporting system was implemented, to 2022. Utilizing real transaction price data and officially announced real estate prices, this study analyzed the actualization rates and equity. The findings indicated significant disparities in actualization rates across property types: land prices showed an actualization rate of 55.26%, detached houses 46.57%, and apartments 66.50%. Notable differences were also observed by year, zoning district, usage status, and administrative district. The verification of horizontal and vertical equity revealed that land prices were insufficient in both horizontal and vertical equity. Detached houses met horizontal equity standards but displayed predominantly regressive vertical inequity. Apartments exhibited the highest levels of equity. Based on these findings, this study suggests improvements such as consolidating appraisal entities while separating appraisal and taxation functions, implementing consistent and balanced actualization rate policies, and establishing a system to annually verify actualization and equity indicators at the city or provincial level. The results of this study are expected to serve as foundational data for policies aimed at enhancing transparency in officially announced real estate prices and achieving fair taxation.

군사기지 이전이 주변 공시지가 상승률에 미치는 영향에 관한 연구: 주한미군 평택 험프리 기지를 중심으로

송석호,진동석,정영,최윤수 한국지적학회 2022 한국지적학회지 Vol.38 No.1

The purpose of this study is to investigate the factors influencing the increase rate of the officially assessed land price in the surrounding area, focusing on the large-scale military base relocation project of the U.S Army Garrison Humphreys in Pyeongtaek. The analysis showed that the primary factors that contributed to increasing the officially assessed land price the most were the distance variable in relation to the U.S. military base and the current land use status variable. The increase rate of land price was all the more highlighted for areas that are registered as 'fields' or ‘paddies’, as well as those pieces of land closer to the U.S. military base. That is to say, the closer they were, the higher the increase rate was. This study is meaningful in that this was the first-ever to study and analyze the impact of the U.S. Forces Korea's Pyeongtaek Humphrey large-scale military base relocation project in Pyeongtaek on the rate of increase in officially assessed land prices of surrounding areas. 본 연구는 평택 지역 내 조성된 주한미군 평택 험프리 대규모 군사기지 이전사업을 중심으로 주변 지역 공시지가 상승률에 영향을 미치는 요인을 살펴보는 것을 목적으로 한다. 분석 결과 공시지가 상승률에 가장 큰 영향을 미치는 요인은 미군 기지와의 거리변수와 토지이용 상황 변수이며, 미군 기지와의 거리가 가까울수록, 토지이용 상황이 전, 답일수록 공시지가 상승률이 증가하였음을 알 수 있었다. 본 연구는 평택 지역 내 시행된 주한미군 평택 험프리 대규모 군사기지 이전사업이 주변 공시지가 상승률에 미치는 영향력을 처음으로 연구하고 분석했다는 점에 의의가 있다.

2SFCA 기법을 활용한 서울시 문화공간 보행 접근성 분석: N분 도시 및 서울시 보행일상권을 중심으로

최찬양,이윤석,진동석 한국문화관광연구원 2025 문화정책논총 Vol.39 No.1

Recently, the “N-minute city” that provides an environment where people reach essential facilities and services for daily life within N minutes on foot, is attracting attention as an important urban planning model globally, including Paris, Ottawa, and Melbourne. Thus, Seoul Metropolitan Government has proposed the “Walkable Daily Life Zone” as a key goal in its Seoul 2040 Comprehensive Plan. The plan is to transform Seoul into a self-sufficient living sphere in which citizens can access home, cultural, leisure, workplace, and consumption facilities within a 30-minute walk. This study analyzed the pedestrian network of cultural spaces in Seoul using the 2SFCA technique and empirically examined the current state of pedestrian accessibility between residential and cultural spaces. The results can be summarized as follows. First, a significant disparity in pedestrian accessibility between the most accessible areas and other regions was confirmed. Second, pedestrian accessibility varies greatly among regions depending on the type of cultural space. Moreover, performance venues other than cultural centers, libraries, cultural and art centers, art museums, and museums/memorial halls exhibited significant differences in terms of accessibility, even within the same region. Third, if a region lacks or has an insufficient number of cultural spaces within a 2 km walking distance, citizens may use cultural spaces in other areas as part of their living sphere. Thus, to realize a Walkable Daily Life Zone for cultural spaces in Seoul, it is necessary to create a balanced cultural environment that considers pedestrian accessibility and promote policy cooperation for utiliz-ing cultural spaces in other areas within walking distance.

CEA Study on the Effect of the No-touch Isolation Technique for Preventing Tumor Metastasis in Patients with Colorectal Cancer

배옥석,이태순,박성대,박종욱,진동석 대한대장항문학회 2004 Annals of Coloproctolgy Vol.20 No.2

Purpose:CEA Study on the Effect of the No-touch Isolation Technique for Preventing Tumor Metastasis in Patients with Colorectal Cancer Division of Colorectal Surgery, Department of Surgery, 1Immunology and 2Clinical Pathology, School of Medicine, Keimyung University, Daegu, Korea Ok Suk Bae, M.D., Tae Soon Lee, M.D., Sung Dae Park, M.D., Jong Wook Park, M.D.1, Dong Suk Chun, M.D.2 Although the ‘No-touch’ isolation technique was introduced by Turnbull et al. in 1967, the controversy over whether or not it reduces the risk of metastasis during surgery exists even today. The aim of this study was to evaluate the effect of the ‘No-touch’ isolation technique in primary colorectal cancer surgery. Methods: The evaluation was done by comparing the levels of CEA and CEA m-RNA expression from the same draining vein before and after tumor mobilization. Blood samples from 25 patients with primary colorectal cancer were collected for analysis. At the time of surgery, the main draining vein from the tumor was isolated and ligated at the proximal end. The 1st blood samples were collected just prior to tumor mobilization, and the 2nd samples right after. Both samples were analyzed for serum CEA level and CEA mRNA expression by using reverse transcriptase polymerase chain reaction (RT-PCR). Results: The mean CEA value from draining veins after tumor mobilization (8.08±8.98 ng/ml) was significantly higher than it was before mobilization (4.17±4.98 ng/ml). CEA mRNA was detected in 16% (4/25) of the blood specimens post-mobilization, whereas it was detected in only 4% (1/25) of the pre-mobilization samples. Conclusions: The results suggest the validity of using the ‘No-touch’ isolation technique to reduce the risk of metastasis into the draining vein during mobilization. 목적: ‘No-touch’ isolation 술식은 아직까지도 술 중 전이의 위험도를 낮추는가에 대해서는 논란의 대상이 되고 있다. 이 술식의 재발률을 분석하기 위해 가장 이상적인 연구방법은 단일기관의 단일 술자에 의해 기존의 술식과 비교하여 연구하는 것이 바람직하지만, 어려움이 있다. 저자들은 대장암에서 이 술식의 종양 조작 전 혈관결찰술이 암전이 위험성을 저하시킬 수 있는가를 실험적 방법으로 확인하고자 본 연구를 시작하였다. 대상 및 방법: 25예의 대장암 환자에서 술 중 종양 조작이 이루어지기 전에 주 배액 정맥을 분리하여 결찰을 하였으며, 종양 조작 전 후에 주 배액 정맥을 통해 각각 정맥혈 채취를 하였다. 이들 정맥혈에서 혈청 CEA 수치 및 RT-PCR을 이용한 CEA m-RNA의 발현 여부를 비교 분석하였다. 결과: 종양 조작 후에 이루어진 배액 정맥혈에서의 평균 혈청 CEA 수치는 8.08±8.98 ng/ml로 종양 조작 전의 평균 혈청 CEA 수치인 4.17±4.98 ng/ml보다 유의하게 증가하였으며(P=0.035), CEA m-RNA의 발현은 종양 조작 후의 정맥혈에서 16% (4/25)로, 종양 조작 전의 정맥혈에서 4% (1/25)보다 유의하게 증가하였다(P=0.00). 결론: ‘No-touch’ isolation 술식 중 종양 조작 전 혈관결찰술은 대장암 세포전이의 위험성을 낮출 수 있는 것으로 생각이 되지만, 술 후 재발률, 사망률 등의 임상적 연구가 더 필요할 것으로 생각된다.