부동산 경매에서 유치권이 매각가율에 미치는 영향에 관한 연구 : 부산광역시 공동주택을 중심으로 = (A) study on the effect of the lien on the bid rate in the real estate auction market: Focused on apartment house in Busan

다국어 초록 (Multilingual Abstract)

To analyse a lien which has an influence on a price rate of the disposal, a dependent variable selects the price rate of the disposal objecting an apartment house between real estate auctions in Busan, a independent variable selects an exclusive area which is a housing characteristic, the number of households, a floor area ratio, the number of construction years, the number of bidders which is an auction characteristic, a general auction, the cost of a construction lien and the cost of repairing lien.
So far, for the precedent studies on the calculating the cost of a disposal(ratio), the result is that this analyses a lien through the right to acquisite or as a result of the analysis on a lien, the lien doesn't have an effect on the cost of a disposal or the effect isn't great. However, in the real auction market, the rate of a disposal is significantly decreasing due to a lien.
This study analyses a lien divided into a lien of the construction cost and a lien of repairing cost to prove an unreasonable point of a precedent study. As a result of it, in a lien of the construction cost, an influence on the rate of the bid is very high comparing to other variables and this is analysed as an important variable. But an exclusive area, the number of households, a floor area ratio, the number of bidders and a lien of repairing cost excluding the number of construction years are analysed that have an effect of the rate of the bid as important variables but much lower level comparing to a lien of the construction cost.
A lien of repairing cost as an attentive variable doesn't have a great effect on the rate of a disposal but a lien of the construction cost has much greater effect on the rate of a disposal as much as it sways that.
Therefore, because a lien of the construction cost has a great influence on the rate of a disposal one general bidder has to consider several things below when he or she wants to bid one which has a lien of the construction cost.
Firstly, a bid has to closely examine whether the lien is valid in advance through a legal review (the theory of a lien and its precedent).
Secondly, a bid has to understand the price of a lien and bid it considering its proper rate of a disposal through some examples on a lien of the construction cost so that not only it would prevent the economic loss but also guarantee significantly the investment returns.
Also through this analysis, this impresses on general bidders what a lien is and prepares the foundation about an established lien, which can prevent the economic loss. In addition, this study aims at understanding the level of an influence a lien has it on the rate of the bid to raise the discernment about reasonable and effective investment analysis through an actual analysis so that it can raise the investment returns by suggesting the scientific and reasonable level of the bid.
As this study analyses a lien which has an effect on the rate of a disposal it would be very useful to understand how much the legal review upon a lien, a lien of the construction cost and a lien of repairing cost have an effect on the rate of a disposal.
This study will have a limitation to understand all article sales at auction since this focuses on a lien. And as the range of the research is limited in Busan and the independent variable is selected with a housing characteristic variable among an exclusive area, the number of households, the number of construction years and the floor area ratio, the limitation on this study is that it doesn't become more general and universal.
But there are some discriminative meanings to the precedent study that attempts the scientific approach through an actual analysis which can understand the level of an effect on the rate of a disposal with the only way to divide a lien of the construction cost and a lien of repairing cost the precedent study hasn't found yet in spite of this limitation.

목차 (Table of Contents)

• 제 1 장 서론 1
• 제 1 절 연구의 배경 및 목적 1
• 제 2 절 연구의 방법 및 범위 3
• 제 2 장 이론적 기초와 선행연구 5
• 제 1 절 부동산경매 절차 5
• 1. 경매의 개념 및 종류 5
• 2. 부동산경매절차 5
• 제 2 절 유치권의 일반이론 11
• 1. 유치권의 개념 11
• 2. 유치권의 성립요건 14
• 3. 유치권의 효력 20
• 4. 유치권의 소멸 22
• 5. 유치권관련 판례의 요약 23
• 제 3 절 경매 부동산의 가격결정이론 26
• 1. 가격형성요인 26
• 2. 헤도닉가격모형의 개요 27
• 3. 헤도닉가격모형의 평가 28
• 제 4 절 선행연구 30
• 제 3 장 연구설계 36
• 제 1 절 연구모형 36
• 제 2 절 연구가설 37
• 제 3 절 변수의 정의 및 측정 40
• 1. 매각가율 40
• 2. 전용면적 40
• 3. 세대수 41
• 4. 건축연수 41
• 5. 용적률 41
• 6. 응찰자 수 42
• 7. 일반경매물건 42
• 8. 수선비유치권물건 42
• 9. 건축비유치권물건 43
• 제 4 절 분석자료 및 변수선정 43
• 1. 분석자료 43
• 2. 변수선정 44
• 제 5 절 검증모형을 위한 주택가격 함수의 형태 45
• 제 4 장 실증분석 48
• 제 1 절 기초통계량과 상관분석 48
• 1. 기초통계량 48
• 2. 상관분석 51
• 제 2 절 실증분석결과 52
• 1. 회귀분석결과 52
• 2. 가설검증 54
• 제 5 장 연구의 요약 및 결론 58
• 제 1 절 연구의 요약 및 결론 58
• 제 2 절 연구의 한계 59
• 참고문헌 60
• ABSTRACT 62