소규모재건축사업의 사업성 제고에 관한 연구 : A Study on the Improvement of Business Performance in Small-scale Redevelopment

다국어 초록 (Multilingual Abstract)

As the low birthrate, aging population and low growth trend continue, and the nationwide housing supply rate exceeds 100 percent, a number of large-scale readjustment projects are being delayed and discontinued due to various interests in each site of the readjustment project, and the number of empty houses continues to rise due to the decline of old city centers. In addition, the current "urban and residential environment readjustment act"mainly consists of large-scale readjustment projects, and the support regulations for small-scale readjustment projects are insufficient.
Therefore, the government newly enacted the "Special Act on the Maintenance of Empty House and Small House" to prepare institutional grounds for systematic readjustment of empty houses, and transferred small-scale redevelopment projects as stipulated in the current "City and Housing Environment Improvement Act" to the Act to simplify the business procedures, while increasing the expectations for small-scale housing projects
in the field to revitalize the project. Contrary to high expectations, however, there are not many cases yet that are actually being implemented.
The purpose of this study is to conduct feasibility analysis based on the calculation of proportion of small reconstruction projects based on the actual case of two small remodeling apartments, Saeyeonsan Apartment in Yeonje-gu, Busan Jin-gu, and Seongam Apartments in Seongam, Busan, in relation to small-scale reconstruction projects that are not yet new, and to understand how much the project will affect the project's feasibility based on the analysis of sensitivity to sale prices, construction costs, construction costs, and reconstruction burden based on prior research.
The main points are as follows: After analyzing feasibility of projects by calculating proportion and sensitivity to factors that affect project feasibility selected by prior research, it was found to have a large impact on project feasibility in the order of sale price, construction cost, and reconstruction burden.
Therefore, firstly, it is not possible to raise the price limit indefinitely with respect to the sale price that has the greatest impact on business feasibility, and it is necessary to take into account the restriction on the price ceiling or the situation of the sale market and the transaction. In this regard, small-scale reconstruction projects have difficulties in raising the price of new apartments due to the brand value due to the low participation of large-scale construction companies compared to large-scale reconstruction projects. Also, in order to reduce the risk of unsold apartments, the government needs to reduce construction costs by purchasing them in the form of public rental houses, and ironically increase the sale price by making them cheaper, thereby reducing the financial costs through quick construction.
Second, the project implementation takes priority at sites in semi-residential or commercial areas with relatively high floor space rates, such as the case of target areas, due to difficulties in securing project feasibility in connection with construction costs that have the second-largest impact on project feasibility. In this regard, even though construction costs of high-rise apartments are higher than those of ordinary apartments, but construction costs of small apartments are set higher than those of large apartments, the public support measures are only applied to self-regulatory or street housing readjustment projects, which are classified as excess profit recovery targets, and are excluded from public support. Therefore, policy support should be extended to small-scale reconstruction projects to reduce the burden of construction costs through low-interest support from the government or linkage with public organizations (LH, etc.) in order to reduce the burden of construction costs through reduced construction costs.
Third, the size of the reconstruction levy is small and has less impact on the projectability because it is a provincial area compared to the Seoul metropolitan area in relation to the reconstruction levy, which has the least impact on the project feasibility. However, despite the fact that there are few differences in project procedures under the same legislation compared to the similar type of street housing readjustment projects, the application of the burden of reconstruction for small-scale housing refurbishment projects should be abolished, as the project's business feasibility is worse than that of street housing readjustment projects by imposing only small-scale redevelopment projects and excluding various support benefits.
Finally, the success of small-scale redevelopment projects for improving the residential environment was not covered in this study along with the reduction of the project period due to the simplification of the institutional procedures, but it is hoped that measures such as the reduction of floor space rate and the provision of incentives will be applied to induce residents to participate in small-scale reconstruction projects voluntarily according to the project.

국문 초록 (Abstract)

최근 저출산ㆍ고령화와 저성장 기조가 지속되고 전국 주택보급률이 100%를 초과 함에 따라 정비사업 현장별로 여러 가지 이해관계로 다수의 대규모 정비사업이 지 연ㆍ중단되고 있으며, 구도심 쇠퇴 등으로 빈집이 지속적으로 증가하고 있는 추세이 다. 또한 현행 「도시 및 주거환경정비법」은 대규모 정비사업 위주로 주요내용이 구성되어 있고, 소규모 정비사업에 대한 지원규정은 미흡한 수준이다.
이에 정부에서는 「빈집 및 소규모주택 정비에 관한 특례법」을 새로이 제정하여, 빈집의 체계적 정비를 위한 제도적 근거를 마련하고, 현행 「도시 및 주거환경정비 법」에서 규정하고 있던 소규모재건축사업을 이 법으로 이관하여 사업절차를 간소 화하는 한편, 사업 활성화를 위하여 건축규제완화 등의 지원규정을 신설하고자 하였 으며, 이로 인해 현장에서의 소규모재건축사업에 대한 기대치는 높아지고 있는 실정 이다. 그러나 높은 기대치와는 달리 실제 시행되고 있는 경우는 아직 많지 않다.
이에 본 연구의 목적은 아직은 생소한 소규모재건축사업과 관련하여 부산광역시 연제구 새연산아파트, 부산진구 성암아파트 2개소의 실제 사례를 기본으로 소규모재 건축사업의 비례율 산정을 통한 사업 타당성 분석을 실시하고, 선행연구에 의거 사 업성에 영향을 끼치는 주요 요인들 중 분양가, 공사비, 재건축부담금에 대한 민감도 분석을 통해 사업성 변화에 얼마나 큰 영향을 끼치는지 파악하여, 이를 근거로 소규 모재건축사업이 보다 원활히 추진될 수 있도록 기여하고자 한다.
주요 내용은 다음과 같다. 비례율 산정을 통한 사업 타당성 분석과 선행연구에서 선정한 사업성에 영향을 끼치는 요인에 대한 민감도 분석을 한 결과 분양가, 공사비, 재건축부담금의 순서로 사업성에 끼치는 영향이 큰 것으로 나타났다.
따라서 첫째, 사업성에 가장 큰 영향을 끼치는 분양가와 관련하여 무한정 상향할 수 없고, 분양가상한제 제한이나 또는 분양경기 및 거래상황을 충분히 감안해야 한 다. 이와 관련하여 대규모 재건축정비사업에 비해 소규모재건축사업은 대기업 건설 사의 참여도가 낮아 브랜드가치에 따른 분양가 상승에 어려움이 있다. 또한 소비자 들이 소규모단지보다 대규모단지를 선호하는 만큼 미분양에 대한 리스크를 줄이기 위해 일반 분양분의 일부라도 정부가 공공임대주택의 형태로 매입하여 분양 리스크 완화를 통해 공사비 절감을 도모하고, 이를 통해 역설적으로 분양가를 저렴하게 하 여 분양성을 증가시키고 조속한 분양성공을 통해 금융비용을 줄일 필요가 있다.
둘째, 사업성에 두 번째로 큰 영향을 끼치는 공사비와 관련하여 사업성 확보에 대 한 어려움으로 인해 대상지 사례와 같이 비교적 용적률이 높은 준주거지역이나, 일 반상업지역의 현장들에서 사업 추진이 우선적으로 이루어지고 있다. 이와 관련하여 고층 아파트의 공사비가 일반 아파트에 비해 높음은 물론 소규모 아파트 건립공사 가 대단지 아파트 건립공사에 비해 물량 감소 등의 문제로 오히려 공사비가 더 높 게 책정됨에도 공공지원책은 자율주택정비사업이나 가로주택정비사업까지만 적용되 고 있으며, 정작 소규모재건축사업은 초과이익환수 대상으로 분류하여 공공지원에서 제외되어 있다. 따라서 공사비 절감을 통한 사업비 부담을 줄일 수 있도록 정부의 사업비 저리 지원이나 또는 공공기관(LH 등)과의 연계 사업 등을 통해 공사비 부담 을 줄일 수 있도록 정책적 지원이 소규모재건축사업까지 확대되어야 할 것이다.
셋째, 사업성에 가장 영향이 적은 재건축부담금과 관련하여 수도권과 비교할 때 지방이기 때문에 재건축부담금 규모가 작아 사업성에 끼치는 영향이 적은 편이다. 그러나 유사 사업형태인 가로주택정비사업과 비교할 때 동일한 법제하에 사업절차 의 차이 또한 거의 없음에도 불구하고 소규모재건축사업에만 재건축부담금을 부과 하고 각종 지원혜택에서는 제외되어 가로주택정비사업에 비해 사업성이 악화되는바, 소규모재건축사업에 대한 재건축부담금 적용은 폐지가 되어야 한다.
마지막으로 주거환경개선을 위한 소규모재건축사업의 추진 성공여부는 언제나 사업성 확보 여부에 달려 있는 만큼 제도적 절차 간소화에 따른 사업기간 단축과 함께 본 연구 에서 다루지는 않았으나, 용적률의 완화 적용 및 인센티브 제공 등의 지원책이 적용되어 사업성 확보에 따른 주민들의 자발적인 소규모재건축사업 참여유도가 이루어지길 바란다.

목차 (Table of Contents)

• 제1장 서론 ····································································································1
• 제1절 연구의 배경 및 목적························································································1
• 1. 연구의 배경········································································································1
• 2. 연구의 목적········································································································2
• 제2절 연구의 범위와 방법 ·························································································3
• 1. 연구의 범위········································································································3
• 2. 연구의 방법 및 구성··························································································3
• 제2장 소규모재건축사업의 이론적 고찰 ······················································5
• 제1절 소규모재건축사업의 개념과 추진배경.......................................................5
• 1. 소규모재건축사업의 개념................................................................................................5
• 2. 소규모재건축사업의 주요 내용......................................................................................6
• 3. 소규모재건축사업의 추진배경......................................................................................12
• 제2절 소규모재건축사업의 법적근거 및 추진절차...........................................13
• 1. 소규모재건축사업의 법적근거.....................................................................................13
• 2. 소규모재건축사업의 추진절차.....................................................................................14
• 제3절 소규모재건축사업과 유사정비사업과의 비교.........................................15
• 1. 가로주택정비사업의 내용..............................................................................................15
• 2. 소규모재건축사업과 비교..............................................................................................17
• 제4절 선행연구 고찰...............................................................................................19
• 1. 유사분야 선행연구.........................................................................................................19
• 2. 분석방법에 관한 선행연구...........................................................................................21
• 3. 선행연구와의 차별성.....................................................................................................23
• 제3장 연구설계 및 분석대상 사업지 현황 ··············································25
• 제1절 연구설계 ··········································································································25
• 1. 연구설계의 구성·······························································································25
• 2. 연구설계의 분석방법························································································28
• 제2절 분석대상 사업지 현황 ····················································································32
• 1. 부산 연제구 새연산아파트···············································································32
• 2. 부산 부산진구 성암아파트···············································································38
• 제4장 사업성 제고를 위한 실증분석 ·························································44
• 제1절 권리분석 및 사업 타당성 분석······································································44
• 1. 대상지 종전자산 추정······················································································44
• 2. 대상지 종후자산 추정······················································································47
• 3. 비례율 산출을 통한 사업 타당성 분석···························································53
• 제2절 대상지 사업성 제고를 위한 민감도 분석·····················································56
• 1. 분양가················································································································56
• 2. 공사비················································································································58
• 3. 재건축부담금·····································································································60
• 제3절 분석결과 및 시사점 ························································································64
• 1. 분석결과············································································································64
• 2. 시사점················································································································69
• 제5장 결론 ···································································································71
• 제1절 연구의 요약 ····································································································71
• 제2절 연구의 한계 및 향후 연구과제······································································73
• 참고문헌 ····················································································································74
• Abstract ·····················································································································77