민간에 의한 택지개발사업의 타당성 분석에 관한 연구 : 당진 금곡 00타운 사례를 중심으로 = (A) Study on the feasibility analysis of housing land development by private sector : The case of 00 town project in Gumgog, Dangjin

다국어 초록 (Multilingual Abstract)

In Dangjin, the national industrial complex was built on the area of more than about 7,000,000pyong in the past but it fell into a quagmire of recession due to the bankruptcy of Hanbo Steel and Iron Co., Ltd. Three years ago from now, Hyundai took over Hanbo Steel and Iron Co. Ltd, and Dangjin got away from the quagmire of about 30 years, restarted and have made a progress. It was designated as the economic free zone of the Yellow Sea in Nov, 2007 and has made efforts to transform into an international city. HYUNDAI STEEL is building a large-scale blast furnace, DONGBU STEEL is building the electric furnace and DONGGUK STEEL MILL CO., LTD is building the plat on a large scale. The great population has been flown in Dangjin but the urban district responsible for their residence is insufficient. Housing is running short, and one room with the monthly rent of 300,000won plus the key money of 10,000,000won has risen to the monthly rent of 450,000won. Nevertheless, housing shortage is continuing up to the present. Therefore, the purpose of this study was to analyze validity as to whether the private developer could successfully lot out the housing land as they are carrying forward with housing land development on the area of about 20,000pyong located within 5 kilometers from the area adjacent to the free zone of the Yellow Sea.
First, legal and institutional feasibility analysis showed that land was prepared to less than the land preparation project plan due to fastidious procedures and difficulty in approval and authorization under the current legal and institutional system. And there is the plan to construct a cluster of housing complex step by step through the project of changing the general land characteristic form and nature several times.
Second, regional feasibility showed that the case land is most near distance preference by the questionnaire research as it is located within 7 kilometers from the national industrial estate at Songak-myon, the core of Dangjin development and situated within 5 kilometers from Suyong district, the Yellow Sea economic free zone.
Third, analysis of economic validity showed that because housing supply is much lower than housing demand and that housing shortage would be further serious at present and around 2010, the period of compensation in the Songak district of the Yellow Sea economic free zone.
Fourth, self-analysis of the case project site showed that it has project feasibility for reasons: It is located in the area adjacent to the development land; it has the large complex as the land for detached housing; it has the wide ramp to the complex; it has the good terrain, has the reservoir around it; it has the proper site area. But for the purpose of income and outgo analysis, it is necessary to make a little more examination of it in consideration of the economic situation because the following matters are not still decided: how to prepare the land because project feasibility is examined; how to set the selling price; when to be set as the period of sale. It is necessary to pay attention to the effects of the domestic and overseas business recession on project feasibility due to the global recession. And it is thought that it is necessary to develop the project carefully while taking a close look at policies such as the effect of easing the restrictions on the metropolitan area examined at home and abroad, the abolition of the upper limit of the selling price as the means to revitalize real estate as part of reviving national economy, the lifting of the speculative area and the like.
Fifth, in terms of income and outgo analysis, an attempt was made to calculate the total amount of the seeling price by setting the selling price per pyong of the development project. It was found that it amounted to about 15,200,000,000won and the total cost of prepared land amounted to about 13,600,000,000won and the amount of development gains accounted for about 1,300,000,000won. In consequence, the yield accounted for about 10.4%. This yield is not fixed but floating due to factors such as the period of the project, the criterion of the greenland, development density, allotment for main facilities, establishment of convenience facilities and the like. Especially, it is necessary to take into serious consideration changes in project feasibility due to changes in the domestic and overseas environment. And it is necessary to closely observe the recent ripple effect of the domestic and overseas economic recession induced by the global recession on project feasibility. And considering the situation of development of policies such as the aftermath of the policy of easing regulations on the metropolitan area examined at home and abroad and the abolition of the upper limit of the selling price as the means to revitalize real estate as part of reviving national economy, the lifting of the speculative land and the like, it is thought that it is necessary to develop the project carefully.

목차 (Table of Contents)

• 표목차 = ⅳ
• 그림목차 = ⅴ
• 제1장 서론 = 1
• 제1절 연구 목적 = 1
• 제2절 연구범위 및 방법 = 3
• 제3절 기존 연구 검토 = 5
• 제2장 민간 택지 개발의 이론적 고찰 = 9
• 제1절 택지개발의 의의 = 9
• 1. 의의 = 9
• 2. 택지개발의 유형 및 시행절차 = 9
• 제2절 민간 택지개발 관련 법규 및 제도 = 12
• 1. 택지개발사업 관련법 연혁 = 12
• 2. 개발 단계별 관련 법규 및 제도 = 15
• 제3장 민간 택지개발사업 실태 분석 = 19
• 제1절 공공부문의 택지공급 실태 = 19
• 제2절 민간부문의 택지공급 실태 = 20
• 1. 민간 택지 공급의 현황 = 20
• 2. 민간 택지공급의 문제점 = 21
• 3. 민간 택지개발 확대 필요성 = 22
• 제4장 사례 사업지의 사업 환경 분석 = 25
• 제1절 당진군 현황 = 25
• 1. 도시특성과 위치 = 25
• 2. 인구지표 및 가구·주택 현황 = 26
• 3. 도심 및 시가지 현황 = 28
• 4. 당진군의 도시 미래상 = 29
• 5. 시가화예정용지 = 30
• 6. 산업단지 현황 = 35
• 7. 당진항 = 37
• 제2절 사례 사업지 개발계획 = 38
• 1. 사례 부지 현황 = 38
• 2. 사례 부지의 개발 방식 = 40
• 3. 인·허가 과정 = 40
• 4. 사업부지 개요 = 41
• 5. 단지 계획도 = 41
• 6. 편의시설 설치 계획 = 43
• 제3절 당진군 주택 수·급 현황 = 43
• 1. 주택 공급 측면 = 43
• 2. 주택수요 측면 = 46
• 제5장 사례 사업지의 택지개발사업 타당성 분석 = 59
• 제1절 법률적·제도적 타당성 분석 = 59
• 1. 국토의 계획 및 이용에 관한 법률에 의한 근거 = 59
• 2. 도시개발법상 근거 = 61
• 3. 주택법상 근거 = 61
• 4. 부동산개발업의 관리 및 육성에 관한 법률상 근거 = 62
• 5. 법·제도적 한계 = 63
• 6. 사례 사업지의 법적·제도적 타당성 = 65
• 제2절 지역적 측면 타당성 분석 = 66
• 1. 사례지역의 입지적 측면 = 66
• 2. 수요 선호도 측면 = 67
• 제3절 경제적 측면의 타당성 분석 = 69
• 1. 주택보급 현황에 의한 주택수급 분석 = 69
• 2. 현재 추세에 의한 주택 수급 분석 = 71
• 3. 기본계획에 의한 주택 수급 분석 = 72
• 제4절 부지 분석 = 74
• 1. 입지 = 74
• 2. 지세 및 토양 = 74
• 3. 단지 규모 = 75
• 4. 대지 규모 = 76
• 5. 진입 도로 = 76
• 6. 외부 효과 = 76
• 제5절 수지 분석 = 77
• 1. 택지 분양가 산정 = 77
• 2. 용지취득원가 = 80
• 3. 택지조성원가 = 80
• 4. 영업비용 등 = 81
• 5. 수지분석결과 = 82
• 제6절 외부환경에 따른 사업성 변화 = 83
• 1. 세계적 불황에 따른 사업성 변화 = 83
• 2. 수도권 규제 완화 정책의 영향 = 84
• 제7절 시사점 = 85
• 제6장 결론 = 87
• 참고문헌 = 90
• ABSTRACT = 93
• 설문지 = 97