주택재개발조합의 특성에 따른 조합의 수익과 조합원의 자산가치변화에 관한 연구 : 서울시 주택재개발사업구역을 중심으로 = Study on Profits of the Housing Redevelopment Cooperates and Property Value Change of thier Members by Character of the Housing Redevelopment Cooperates : Focused on Housing Redevelopment Districts in Seoul

다국어 초록 (Multilingual Abstract)

The purpose of this study is to analyze the effect of the project environment of the housing redevelopment association on the profitability of the association deciding on the promotion of the project and changes in its members' rights. For this purpose, it attempted to explain the process that the profits obtained through the redevelopment project of its association and its members were reflected in the sale price of the housing and analyze the effect of the project environment of the redevelopment association on its profits and the effect of the profits of the association on changes in its individual members' rights.
This study sought to make a theoretical explanation that the redevelopment association adjusts the sale price of its member by mirroring the size of its previous assets, the size of profits and the characteristics of its members and its members engage in the housing improvement project to increase their assets through proper investment in existing previous assets. As the proper size of additional investment by association members is determined according to the profits of the association, it adjusts the sale price of its members by reflecting the profits of the project in the sale price system. It showed by presenting the process of deciding on the sale price and the interest rate that the adjusted ‘price difference’ becomes the method of reducing the development profits of the housing redevelopment project to the association members.
The ‘price difference’ cannot be used as the absolute value as it is influenced by time. It was set as the dependent variable by transforming the general sale price into the 'disparity in the sale price' divided by the sale price for the association members. This study explained that ‘difference in the sale price’ can become an indicator that represents the profits of the association instead of 'proportional rate‘ using as a criterion for judging the profitability of the current association. The factors influencing on the ‘price difference’ was defined as the project environment of the association, which includes in the government policy factor the characteristics of the pre-project of the association, the characteristics of the project plan, and the characteristics of the project plan. And this study attempted to investigate how this project environments influenced the ‘difference in the sale price’ and ‘proportional rate’. It was found that ‘proportional rate’, unlike ‘disparity in the sale price’, was not influenced by the physical environment before the project, and the ‘disparity in the sale price’ had the high explanatory power of the profit condition in the project promotion environment, the regulatory condition, and the physical condition before the project. As a result, the following findings were obtained:
First, the ‘disparity’ was influenced by the pre-project environment determined in designating the district.
Second, the policy reinforcing the public nature of government reduced the profits of the association but government policy such as the construction of rental housing raised the profits of the association.
Third, it was found that excessive pursuit for their own profits by the association and its members worsened the profitability of the association.
Changes in the form of assets that association members hold before the project and in the value of the size are defined as right change, and right adjustment is made by management disposal in the housing redevelopment project. This study attempted to analyze how the characteristic of the association members' previous real estate and the project environment characteristic of the association had an effect on decision on the proportion of additional burden and the size of housing for sale by dividing data on right changes by the management disposal plan into the district with 'disparity' larger than the average and the district with smaller than the average. And it sought to analyze whether there was a difference between association members as the characteristics of their assets and the project characteristics of the association had a different effect on the 'proportion of additional burden' in accordance with the size of housing for sale provided for the association members.
In the decision on the proportion of additional burden borne by the association member and the size of housing for sale, it was found that there was not a great difference in the influence of the association members' previous real estate regardless of the profit of the association. The project environment of the association had an effect on the association that had a great ‘disparity’ but the district with the small ‘disparity’ was not influenced. The government policy intending to redeem the development profits acted greatly on the large district where the association had the large profits and had an effect on the additional burden of its members. The pre-project physical characteristics and the ‘profit condition’ and ‘regulatory condition’ as the project environment during the project had an effect on the profitability of the association, which had an effect on changes in the right of the association member. Accordingly, changes in the right of the association member should be made smooth by adjusting the scope of applying government policy to the housing redevelopment project in accordance with the profitability of the association.
The characteristic of association members' right transformation is shown to differ according to the size of the housing for sale. The association members provided with the medium size were found to be most greatly influenced by the characteristic of their holding assets. There was a difference in the influence of change in the share of building and land between the association members provided with the small-size housing and those with medium-to large-size housing. It was found that there was a very great difference

목차 (Table of Contents)

• 표목차 = ⅳ
• 그림목차 = ⅵ
• 제1장 서론 = 1
• 제1절 연구의 배경과 목적 = 1
• 제2절 연구의 범위 및 연구방법 = 3
• 1. 연구의 범위 = 3
• 2. 연구의 내용 = 4
• 3. 연구의 방법 = 5
• 제3절 재개발사업과 조합원의 선택에 관한 선행연구 = 7
• 1. 재개발사업조합에 관한 선행연구 = 7
• 2. 조합원의 권리변환에 관한 선행연구 = 11
• 제2장 조합의 수익과 조합원 권리변환에 대한 이론고찰 = 15
• 제1절 주택재개발사업조합의 수익결정에 대한 이론적 고찰 = 15
• 1. ‘조합의 조직’에 관한 고찰 = 15
• 2. 조합과 조합원의 개발이익과 비용 = 18
• 3. 조합과 조합원의 자산가치 결정 = 21
• 제2절 주택재개발사업조합의 사업 환경에 대한 이론적 고찰 = 28
• 1. 규제정책과 조합의 수익과의 관계 = 28
• 2. 주택재개발사업의 이익환수 규제정책 = 29
• 3. 재개발사업 조합의 수익보장의 중요성 = 38
• 제3절 조합원의 권리변환에 대한 이론적 고찰 = 39
• 1. ‘권리변환’의 개념 = 39
• 2. 조합원의 ‘권리변환’의 중요성 = 40
• 제3장 주택재개발사업의 현황 및 문제점 = 41
• 제1절 주택재개발사업 추진현황 및 문제점 = 41
• 1. 주택재개발사업의 변천과 문제점 = 41
• 2. 주택재개발사업의 주택공급 현황 = 44
• 제2절 주택재개발사업제도의 현황 및 문제점 = 49
• 1. 주택재개발사업의 추진주체 = 49
• 2. 주택재개발사업의 추진절차와 결정사항 = 52
• 3. 주택재개발사업 제도의 고려사항과 문제점 = 57
• 제4장 조합의 수익지표와 조합원 권리변환에 대한 연구모형의 정립 = 60
• 제1절 조합의 수익지표 설정과 결정요인 분석을 위한 연구모형 = 60
• 1. 조합의 수익과 분양가 결정 = 60
• 2. 조합의 수익성 지표로서 ‘비례율’과 ‘가격차’ = 63
• 3. 조합원의 ‘권리변환’ 분석을 위한 연구모형 = 76
• 제5장 조합의 수익지표와 조합원 자산변화에 관한 실증분석 = 82
• 제1절 연구방법 = 82
• 제2절 조합의 수익지표와 영향요인에 대한 분석 = 84
• 1. 조사대상 선정기준 및 분석자료 = 84
• 2. 변수의 정의 = 87
• 3. 조합의 수익률 결정요인의 영향력에 대한 분석 = 96
• 4. 규제정책이 조합의 수익에 미치는 영향분석 = 109
• 제3절 조합원의 권리변환 결정요인에 대한 분석 = 114
• 1. ‘가격차’에 따른 권리변동특성 분석을 위한 자료 = 114
• 2. 조합원의 권리변환 결정요인의 영향력에 대한 회귀분석 = 119
• 제6장 결론 = 128
• 제1절 연구결과의 요약 = 128
• 1. 주택재개발조합 수익의 영향요인에 대한 연구결과 = 129
• 2. 조합원 권리변동에 영향을 미치는 요인에 관한 연구 결과 = 131
• 제2절 연구의 시사점 = 132
• 1. 주택재개발사업의 수익에 관한 시사점 = 132
• 2. 조합원 권리변동의 합리성에 관한 시사점 = 133
• 제3절 연구의 한계와 추후 과제 = 134
• 참고문헌 = 136
• ABSTRACT = 144