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This study aims to identify the effects of housing supply and loss on housing price and to predict changes in housing price due to the quantities of houses supplied and disappeared by New-Town Projects in Seoul. To do this, the quantities of houses supplied and disappeared were estimated up to 2015 through the master plans of New-Town Projects. A Stock-How model was employed for exploring the effects of housing supply and loss on housing price by life zones, and a Vector Auto-Regression (VAR) Impulse Decomposition model was used to predict the changes of housing price caused by New-Town Projects. The results showed that a total of five hundred thousand houses will be supplied until 2015, while a total of two hundred fifty thousand houses will be vanished. It was found that the effects of the quantities of houses supplied and appeared on housing price are varied across life zones. Especially, the loss of housing was found to increase the changing rate of housing price after the loss of housing was started. The supply of houses, however, was found to decrease the changing rate of housing price since the second quarter of the year after the supply of houses will be completed. Since the effects of New-Town Projects on housing price are varied across life zones, therefore, the location and the time of New-Town Projects should be determined with regard to the quantities of houses supplied and disappeared by life zones in Seoul.
The purpose of this study is to verify the feasibility of Urban Regeneration as a policy objective through the evaluation of Urban Growth Stage in the circumstances where all South Korean cities focus on Urban Regeneration. In addition, this study aims to draw policy implications for urban regeneration and urban development considering urban growth stage. At first, the existing techniques for evaluating urban growth stages are examined, and Differential Urbanization Model(D.U.M) and Cyclic Urbanization Model(C.U.M.) which utilize population indicators are selected as it is possible to consider inter-urban linkages and to evaluated urban growth stage on macro and micro level. Next, those selected models are used for evaluating the urban growth stages of the five metropolitan cities(of the nation)-Seoul, Busan, Gwangju, Daegu, Daejeon. The evaluation of urban growth stage was carried out on the macro level first which consider the inter-urban linkages and then micro level which consider intra-urban linkages. Finally, this study summarizes the research findings and draws policy implications for urban regeneration and urban development considering urban growth stage. The findings are as follows: First the metropolitan cities differ in urban growth stages. Second, it is difficult to say that the urban regeneration policies are appropriate for all the metropolitan cities. This study is significant in that it verified which and when a city needs urban regeneration in more objective way.
Tax Increment Financing(TIF) has been used as a favored method in financing development projects to revitalize blighted areas in the U.S. Many scholars have studied the applicability of TIF for real estate developments in Korea since early 2000s. While they have focused on the mechanism of TIF and feasibility analysis for TIF application, little has been known about the nature of TIF implementation and challenges that may occur during the implementation process. This paper aimed at providing policy implications for the application of TIF for urban regeneration projects in Korea through the analysis of 50 TIF statues and 29 case laws in the U.S. The paper finds that the revenue sources of TIF include economic activity taxes, such as sales tax, income tax, and utility tax, as well as property taxes. This finding is important in that most tax revenues from real estate markets in Korea depend on transaction fees rather than property taxes. In addition, the paper reveals that the TIF cases in the US have faced with many legal challenges where many cases with the issues of "blight" findings and the diversion of revenues from other taxing districts were worked out against TIF projects, implying that the statues with detailed guidelines that can specify the criteria of blighted areas, diversion of tax revenues, etc. should be enacted at the national scale when TIF is adopted in Korea as a public financing tool.
이 연구는 서울시의 생활권별 주택스톡관리를 위하여 생활권별 가구특성(소득계층 등) 분포와 주택스톡 간의 상관성을 분석하고, 이를 통해 주택스톡 관리방안을 제시하는 것을 다음과 같은 목적으로 연구를 수행하였다. 첫째, 서울시 생활권별 가구특성을 조사하여 소득계층의 분포를 파악하였다. 둘째, 서울시 생활권별 주택재고를 조사하여 생활권별 소득계층과 주택스톡간의 정합성을 분석하고, 확률선택모형을 활용하여 생활권별 주거선택 요인을 도출하였다. 가구특성 중에서 생활권별로 차이를 보이고 있고, 주거선택에 영향을 미치는 것으로 분석된 요인을 종합해보면 다음과 같다. 소득계층별 주택스톡 교차 분석 결과 단독주택과 다가구 다세대주택 및 연립주택은 저소득층이 많이 거주하고, 아파트는 중소득층이 많이 거주하고 있는 것으로 나타났고, 이러한 양상은 생활권 별로 비슷한 수준을 보이고 있다. 그리고 월세주택일수록 저소득층 비율이 높은 반면 고소득층 비율은 낮고, 주택규모가 클수록 저소득층 비율은 낮고 고소득층 비율은 높아지는 경향을 보이고 있다. 하지만 동남생활권 등에서는 소규모주택이라도 고소득층 비율이 다른 생활권보다 높은 특징이 있다. 소득계층별로 주거선택요인을 도출한 결과는 서울시의 경우 자산, 배우자유무, 소득, 통근시간이 통계적으로 의미 있는 변수로 도출되었다. 이를 통해 생활권별로 주거선택요인도 다름을 확인하였다. 이는 생활권별로 주택수요 특성이 다르다는 것을 의미한다. 주택은 특성상 한번 공급이 되면 장시간을 사용해야 하고 단시간 내에 대체되는 상품을 개발하기 어렵기 때문에 주택수요의 특성을 반영하지 않고 주택을 공급하면 수요와 공급의 불일치로 주택 공급효과를 보기 어렵다. 따라서 주택종합계획과 같은 장기적인 주택공급 계획 시 각 생활권 별로 주택의 수요를 고려하여 그에 대응하여야 한다. 또한 가구의 경제적, 인구학적 특성에 따라 주택의 점유형태와 유형을 선택하는 요인이 다르게 나타나기 때문에 종합적이고 구체적인 주거실태의 파악이 필요하다. The purpose of this study is to identify the distribution of household characteristics and housing stock managed by life zones in Seoul and to isolate the factors that influence housing choice based on income brackets. The results of this analysis confirm the following details. First, the total number of households in Seoul is 350 million. Single or two-person families compose 46.7% while three or more families compose 53.3%. Second, the total number of houses in Seoul is 2.52 million, within that 160,000 are single-family homes and 700,000 are multi-family homes. The remaining 1.48 million consists of apartment housing. The data reveals that 42.5% of houses were owned, 32.9% were Zeonse, and 24.6% were rented households. Third, the results of this analysis based on income brackets suggest the following residential selection factors. House buyers are larger the higher the probability of selecting an apartment house charter. In addition, greater the income and assets were found to have a significantly higher probability of selecting APT-zeonse. Furthermore, if a female was the head of a household with no spouse or alone, then in low income circumstances with the options of APT-rent, multi-housing rent or apartment-rent, the probability of selecting the rent was higher. Moreover, shorter commuting times between single-owner, single-rent, and multi-housing rent suggested that the probability was to choose rent.
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1. CONTENTS (1) RESEARCH OBJECTIVES The purpose of this study is to analyze the determinant factors of owner's decision whether they agree or oppose for the block-unit housing rearrangement projects. (2) RESEARCH METHOD This research did a logistic regression analysis based on the survey data collected from Dongdaemun district in Seoul. and using program of SPSS 21. (3) RESEARCH FINDINGS As result of this analysis, the study shows that determinant variables of the promotion decision of owner's in the block-unit housing rearrangement projects; area for exclusive use, age, number of household member, living with children, former real estate value, monthly income, possession of a car, residence period, emotional closeness, resident welfare facilities. 2. RESULTS From now on, ①In order to activate business it needs to improve its business understanding through education and promotion inhabitants briefing session. ②Additional share of the expenses is required for a loan with a lower interest rate that residents want to live continuously. ③The higher the affinity between neighboring showed a positive impact on the project. and it is necessary to consider at the same time during the project such as established community, convenience facility of residents. 본 연구는 소규모 정비사업인 가로주택정비사업의 사업추진 의사결정요인에 대해 분석하였다. 분석방법은 설문조사를 통해 측정변수들의 자료를 수집한 뒤 요인들에 대한 가설을 설정하고 통계패키지 SPSS 21을 이용하여 이항로짓모형 분석을 실시하였다. 그간 정비사업 찬반과 관련한 연구는 꾸준히 이루어져왔으나 대규모 사업방식이 아닌 소규모 정비사업의 토지등소유자 의사결정요인을 살펴본다는데 기존연구와 차별성이 있다. 분석결과는 다음과 같다. 전용면적, 종전부동산가액, 차량보 유여부, 거주기간, 친밀여부가 긍정적(+) 영향을 미치는 것으로 나타났다. 반면, 연령, 가구원수, 자녀여부, 월소득 요인들은 부정적(-) 영향을 미치는 것으로 확인했다. 분석결과를 통해 다음과 같은 시사점을 도출하였다. 첫째, 사업찬반 의사결정 시 자본이득 보다 지역에 오래 거주하고자 하는 주민특성을 고려해야 한다. 둘째, 사업의 재정적 안정성 부분에 있어 기금, 역모기지 등 다양한 금융상품이 소규모 정비사업과 결합이 필요하다. 셋째, 주민참여형 재생사업임을 감안할 때 친밀도가 높을수록사업추진이 원활하게 진행됨에 따라 공동체를 고려한 정비사업 형태로 추진해야 할 것이다.
It is expected that the relocation plan of USFK Bases would impact the spatial structure of the city and the local economy. It is important for the local governments to estimate the economic effects and establish an adequate policy. The purpose of this study is to analyze the effects of the Busan Citizens Park, developed in former Hialeah Camp site, upon neighborhood apartment prices. This study intends to estimate the influential power of the independent variables including the park distance upon the apartment prices by using the hedonic price model. The empirical result clearly shows that the apartment prices decrease as the distance from the park increases. It also shows that the influential range of the park distance is less than 1,200 meters from the center of the park. The apartment prices in this range has increased at similar rate as the other areas of the city and the number of apartment sales has increased at higher rate. It is certain that the developing the former USFK site into the park has brought positive effects on the local housing market, but it is expected that these research findings can be varied if studied in different sites and cities.
The purpose of this study is to analyze a distribution pattern of foreigners' residence in the Seoul metropolitan area and its influencing factors. A residential distribution of foreigners is measured by the location quotient and the index of dissimilarity at 2001, 2005, 2009. It is a high degree of residential specialization of foreigners at the center of Seoul like Yongsan-gu in 2001 and at Yeongdeungpo-gu and Guro-gu in southwestern Seoul in 2009. The reason is like below; Foreign workers flow into there. The residential separation between natives and foreigners by the index of dissimilarity is not serious in general. It is only a high ratio at Namdong-gu, Ansan-si and Gunpo-si where an industrial complex is located. To determine an effect on residential distribution of foreigners, the multiple regression analysis is performed. According to this result, employment and community have major effects on a residential distribution of foreigners. The analysis shows that the foreigners have not settled down in Korea society but stayed so far.
이 연구에서는 2주택 공급 주택재건축사업의 시행으로 인한 효과를 토지등소유자의 경제적 효용 관점에서 파악하고, 기존 주택재건축방식과의 비교를 통하여 정책의 시사점을 제안하고자 하였다. 이를 위해, 2주택 공급 주택재건축사업이 가능한 대상지를 선정하여 각각의 시나리오를 통한 비용편익분석을 실시하였다. 또한, 사업비용 및 임대료수준의 변화정도를 측정하기 위해 민감도분석을 수행하였다. 분석 자료는 서울시 정비사업 통계와 사례단지의 주변재건축완료단지 매매가 및 전세가, 국세청 및 부동산정보회사의 자료를 이용하였으며, 현재 추진되고 있는 재건축 단지의 사업성분석 자료를 활용하였다. 연구결과를 종합하면 다음과 같다. 첫째, 2주택 공급 주택재건축사업은 모든 토지등소유자에게 효용이 있는 것은 아닌 것으로 나타났다. 기존 전용 120㎡ 이상을 보유한 가구는 효용이 증가한 반면, 중?소형을 보유한 가구는 오히려 감소하는 것으로 분석되었다. 둘째, 대형평형 비율이 높은 구역에서는 2주택 공급 재건축사업 시 대형평형 소유자의 효용은 커지는 반면, 중?소형을 보유한 가구는 대형평형 소유자와의 효용 격차가 더 벌어지는 것으로 나타났다. 이 연구는 2주택 공급 주택재건축사업 정책이 법제화는 되었지만, 시행사례가 아직 없는 시점에서 실제사업에 참여하는 토지등소유자들의 효용을 파악하고 비교?분석하여 정책적 시사점을 제안하였다는 점에서 의의가 있다. The purpose of this study is to grasp the effects of two-houses purchase allowance policy in housing reconstruction operations in the economic view of the property owners. It attempted to implicate the policy through the comparison of existing residential reconstruction ways. For this, the case study areas were selected in which two-houses purchase allowance reconstructions were possible and a cost-benefit analysis through each scenario was conducted. Additionally a sensibility analysis was performed to measure changes in business fluctuation. Data was gathered from reconstruction statistics in Seoul, the National Tax Service, housing rental and sales prices of finished reconstruction projects around the site, and real estate information provided by private businesses utilizing the data from the feasibility analysis of ongoing reconstruction projects. Results showed that first, two-houses purchase allowance housing reconstruction are not beneficial to all. Property owners with 120㎡ or more land get an increase in land equity, but property owners with less than 120㎡ see a decrease in land equity. Second, sites where the proportion of land owners having more than 120㎡ was larger than those having less, show a greater increase in equity compared to sites where land owners having less than 120㎡ is more than those having 120㎡. This makes the land owner having more than 120㎡ exclusive dwelling area more profitable in the sites where the proportion of largo-size apartments is high. Two-houses purchase allowance in housing reconstructions is currently in legislation. However, it needs to grasp the utility for property owners. Owners who participated in this real estate business without implementation examples will need to compare and analyze the data to find meaning in any political implication.
This paper examines the priority of determinants of FDI(Foreign Direct Investment) location by different industry sector and evaluates the competitiveness of Free Economic Zones in attracting FDI for 73 cities in Korea. To examine the priority of FDI location determinants of each sector, we performed an Analytic Hierarch Process through a survey with FDI experts in universities and public organizations. The results show that investment incentive, distance from the Seoul capital region, market size, and workforce are essential location factors for each sector. Specifically, land price and agglomeration of domestic and foreign firms turned out to be important for manufacturing, and urbanization and everyday life infrastructure did for service. The evaluation of location characteristics of FDI for 73 cities using weighted evaluation index from AHP analysis and their Z-scores reveals that traditional industrial cities with Foreign Investment Zones(FIZ) and agglomeration of domestic and foreign firms within the same industry ranked higher in manufacturing, and those adjacent to the Seoul capital region with big market, abundant everyday life facilities, a high degree of urbanization ranked high in the service sector.
The purpose of the study is deriving implications in apartment management especially for future urban planning through estimating the demand of apartment maintenance by types and analyzing the characteristics of spatial distribution of apartment by categories. The study focuses on the case of Seoul and in turn constructs the choice models by utilizing the existing floor area ratio and apartment price. According to the study, it is estimated that, out of 3,002 apartment, 13% are reconstruction projects, 6.6% are the Increasing-household-remodeling, and 34.1% are Except-increasing-household-remodeling. Among the apartment complex requiring maintenance, only 36.5% are practicable to do reconstruction and Increasing-household-remodeling, and remaining 63.5% have the limitations to process maintenance, based on project feasibility. As to the maintenance type of spatial distribution, 42.2% of reconstruction type and 48.2% of increasing-household-remodeling are concentrated on southeast Seoul. Thus it concludes that there is severe imbalance in spatial distribution of apartment requiring maintenance by project feasibility. The study finally deducts the implications that there needs new approach to public support and regeneration of apartment complex in the perspective that considers continuously deteriorating apartment complex as social infrastructure.