소규모 부동산 개발 시 지주공동사업의 문제점과 대안으로서 신탁제도의 활용

황정우 한성대학교 부동산대학원 2011 국내석사

소규모 부동산 개발 시 지주와 건설회사(개발회사)의 문제점을 분석하여 대안으로서 신탁제도의 활용에 관한 것이다. 소규모 지주공동사업은 사업의 특성상 조건과 환경이 다양하고 복합적인 요소가 많음에 따라 여러 문제점이 발생한다. 현재 가장 많이 이용하고 있는 소규모 지주공동사업에 비해 기존의 연구는 지주공동사업과 신탁제도의 각각의 전반적인 연구를 바탕으로 활성화방안에 관한 것이며, 구체적인 소규모 지주공동사업의 문제점 분석에 따른 대안을 제시한 사항은 미흡하다. 본 연구는 소규모지주공동사업의 문제점이 지주와 건설회사(개발회사)의 이해 당사자 간의 문제뿐만 아니라 사회의 전반적인 문제로 확대가 되는 사항을 분석하였다. 본 연구는 지주공동사업의 문제점을 사례 연구를 통하여 분석하였으며, 지주의 가장 중요한 문제점인 상호 신뢰와 합의에 관한 사항과 소유권의 권리침해 사항을 파악하였으며, 대안으로서 신탁제도로 추진 시에 신탁제도의 특징과 장점을 활용하여 신탁회사의 전문성과 신뢰성을 기본으로 하여 우수한 사업 운용 능력으로 지주공동사업의 문제점을 사전에 분석하여 해결 방안을 제시하였다. 본 연구는 지주공동사업의 다양함에 비해 4가지 사례조사로 분석한 사항은 한계가 있으며, 향후 연구에서는 지주공동사업과 신탁제도의 합리적이고 표준화된 자료와 법률과 제도 보완이 필요하다. 본 연구가 소규모 지주공동사업 활성화와 신탁제도 활용에 기여 할 수 있다고 본다.

環境變化에 따른 不動産 仲介業의 問題點과 改善方案에 관한 硏究

김득중 漢城大學校 不動産大學院 2002 국내석사

The purpose of this study is to review the changing real estate market conditions and real estate agency businesses and thereupon, address the problems of the real estate agency businesses and thereby, suggest their solutions to help enhance the social trustworthiness of our real estate agency businesses and develop our real estate market in a stable way. The problems facing our real estate service businesses may be 1) opaque real estate businesses and poor information infrastructure, 2) inadequate response to a variety of real estate development demands due to the socio-economic environmental changes, 3) pre-modern real estate financing practices and 4) pre-modernity of the real estate distribution structure. The problems of the real estate agency system are 1) unrealistic agency fee, 2) limited agency services, 3) lack of the provisions protecting real estate agents, 4) lack of real estate advertisement controls and 5) lack of the provisions for foreign real estate businesses. On the other hand, the problems involving the real estate transaction information network are 1) poor response to changing market conditions, 2) poor understanding and management of the real estate agency information, 3) egoism (lack of cooperative agency spirit) of some real estate agents, and 4) confusion of the real estate markets. Under such circumstances, it is urgent to reform the public certified real estate agent system in order to improve real estate agents' quality and their services. First, it is deemed necessary to enact an omnibus real estate service code in order to create an environment for an efficient real estate transaction and total real estate services. Second, it is necessary to reduce the information service cost by activating the MLS network and thereby, enhance the efficiency of the real estate markets. Third, it is essential to introduce such systems as listing system and exclusive (monopoly) agency contract system in order to enhance the preciseness of information and real estate agents' trustworthiness and thereby, stabilize the real estate markets. Fourth, it is necessary to stabilize the real estate transactions by activating the Escrow Account System, and furthermore, establish Escrow companies to enhance the trustworthiness of the real estate markets. Fifth, it is essential to specify assistant agents' roles and responsibility clearly as well as their scope of responsibility to stabilize the real estate markets. Sixth, it is required to recruit the real estate professionals by adjusting the level of public certified real estate agents' exam, while drastically replacing such subjects not suitable to our reality as Real Estate Financing, Real Estate Public Laws, Assessment, Cadastral Code and Tax Codes to narrow the gap between markets and exam. Seventh, it is necessary to reform the real estate qualification system and transaction system to foster the professional real estate service people. Eighth, it is essential to promote larger-scale real estate agency businesses as well as their franchise networks.

효율적인 부동산권리분석을 위한 지적정보제공 방안

이경섭 한성대학교 부동산대학원 2009 국내석사

Apurpose of the study is to investigate and analyze the current collected information of the real estate and its use in order to be offered for effective analysis of the real estate title and to suggest a way of more efficient and exact giving information of the real estimate on the base of the investigation and analysis done. In consideration of time (or Period),the study limit to achieve effectively the goal of the above study bounds from 1910, beginning of modern system of the real estimate since the real estate research business started, up to present and in the site of space, it is limited to a target only for our country. For contents, it is limited to suggest a way of an efficient real estate title analysis based on the method of usage and colleted information related to the real estate which has been given in our country. As a method of study, historical approach was used and as a method of research, Legal approach and literary survey method were adopted and as a method of analysis, a descriptive analysis was used. As a result of the study, problems were detected. first, various ways and so many organizations in managing the real estate information, inconformity between cadastral record book and drawing, inconformity between the registration and real estate study, lack of reliability for actual information compared to the real estimate study. As lack of official effect for the contents and information, it is founded that people who depends on the information with their belief in their sales have not been safely protected in law and it is also limited to figure out a relation of comprehensive real estate title as it’s possible to get the right of ownership without registration in case of judgment, auction, inheritance and others which are under the law. Thus, cadastral information service through the internet was suggested. The service offers information both cadastral information and realistic information.

國內 에스크로우와 權原保險의 市場現況에 관한 硏究

조중집 漢城大學校 不動産大學院 2002 국내석사

Real estate brokerage have thus far been practiced through the intermediation of the local real estate brokerage agency in Korea, and in usual cases all procedures of real estate sale and purchase come to end when a purchaser inspects the register of the competent object at the time of real estate purchase or sale and pay the down payment and then the balance if judging it has no problem. But the transcript of the register has no legal effect or the power of public confidence. But the current Korean brokerage system can not protect the consumer from the damage arising from it in advance and especially if the seller either concludes the double sale contract with another maliciously or mortgage it to the financial institution before the purchaser pays the balance and transfer the right of ownership to another, it take mich time and money to settle it. through the real estate brokerage. Therefore, it is not urgent to provide the institutional arrangement to settle this problem. And the real estate market in Korea contains many problem such as the opaqueness of real estate transactions, the fraud of real estate sale or purchase and other side effects. Furthermore, it has poor institutional arrangement to protect several interested parties related to real estate transactions, which has become the biggest impediment that has caused foreign investors to hesitate to invest in real estate at home. To settle this problem, government included the escrow system in the amendment of the brokerage-related law in Dec, 1999, and ever since this system has widely been understood as the safe transactional system that can protect the ownership and other rights of the purchasers from many defects that may occur at the transaction of real estate. But it has not fully been introduced into the Korean real estate brokerage market, which has accepted the obligation to explain and identify the object of brokerage and the obligation of writing and presenting the checklist and the deposit system and the like which are the advantages of this system. But the current reality is that it has not been properly practiced due to the small scale of the brokerage business market and the practices of the existing transaction market. Therefore, domestic business firms specializing in escrow have taken the business methods of constructing the comprehensive real estate service system such as title insurance, title analysis, legal and tax business, brokerage business and the like rather than the limited business strategy through escrow business and the like. Especially, they have placed importance to the title insurance business. Ecrow A&K as the only domestic specialized escrow business firm is making a business arrangement with domestic large-scale nonlife insurance firms such as Samsung Fire, LG Fire, Dongbu Fire and American Stewart and as the specialized comprehensive real estate service business firm provided a diversity of business services ranging from escrow business to title insurance, title analysis, legal and tax business, brokerage business and the like. Its current marketing strategy as the service of title insurance is to carry out as proxy the mortgage process of the financial institution and offer the accompanying risk as a security. Accordingly, because it has the more convenient, cheap and safe function compared to the existing practices of loans with real estate as a security, it is thought that it appeals greatly to all financial institutions and MBS-issuing institutions dealing with the mortgage loan. It is carry forward with its business with those financial institutions as the main business target. Title insurance did not existed in Korean until the Korean branch office of First American Title Insurance Co. began to enter the Korean market in 1999 and licensed concerning title insurance business by the Financial Supervision Committee in June 31, 2001. Ever since, title insurance commodities have come to emerge in the Korean insurance market on a full scale when the Financial Supervision Committee permitted three nonlife insurance companies as Samsung Fire, LG Fire and Dongbu Fire to engage in title business. The company dealing with title insurance commodities at home is the foreign First American Title Insurance Co., which is specializing in the title insurance commodity alone and operating the title survey team within it. The domestic insurance companies specializing in insurance commodities taking the character of title insurance include Samsung Fire, LG Fire, Dongbu Fire, Seoul Guaranty Insurance Co. Unlike First American Title Insurance Co., these companies are adopting the incorporation method of nonlife insurance company that does not the additional cost burden related to the onset of business and can respond flexibly to the demand of the market. The tracking record of title insurance commodities of most domestic title insurance companies is extremely negligent. Its reason is that the enforcement regulations are not enacted and properly enforced though the escrow system is provided in the Real Estate Brokerage Law and the domestic financial transaction market has not flatly felt the need for title insurance. The domestic insurance business world, dividing the title insurance market into the owner's title insurance market and the lender's title insurance market a broad sense, forecast that the size of the owner's title insurance market will account for 300 billion won and the size of the lender's title insurance market will amount to 100 billion won from the current 20 billion won. The core business commodity of domestic nonlife insurance companies is the lender's title insurance whose main clients include the financial institution, foreign investors, insurance companies and the like. The contract on the owner's title insurance is concluded if the client expresses to the brokerage agency the intention to take out title insurance and these business enterprises inform the insurance company of this intention. But the premium is felt to take on the character of addition commission due to the lack of publicity for the title insurance system in the current real estate transaction market and the existing customary real estate market. For this reason, the fact is that it is difficult to expect the profitability of the owner's title insurance under the condition that the entire constitution of the domestic real estate market is not improved. Therefore, most insurance companies, beginning or preparing to their business at present, are staging the aggressive marketing and publicity strategy to the financial world with a view to selling the lender's title insurance commodity. They also ate carrying forward with the marketing strategy that induces clients to take out insurance in a form that the insurance company directly provides the service(title analysis and executing as proxy the business of registration) supporting a series of activities accompanied by the changing process of real estate right relationship or the development of the loan program with the new concept combining the title insurance commodity For escrow and title insurance to be universally understood and for their related commodities to be more activated in the future, it is iirgent to formulate a diversity of publicity plans that can give consumers a sense of trust and construct the information exchange system so that title insurance companies may have the information network with public agencies and agencies treating civil documents of all kinds. Also, the problem of commission or premium felt as the additional cost should be supplemented through the provision of high quality services or innovative marketing strategy.

이명박정부 1년 동안의 부동산 정책에 관한 연구

이수원 한성대학교 부동산대학원 2009 국내석사

2008년 2월 MB정부가 출범하고 1년 1개월이 지난 이 시점까지 17차례에 걸친 부동산 정책들이 발표되었다. 참여정부시절부터 침체되기 시작한 실물경제의 여파로 각종 경제지표는 하락세를 이어가고 있으며 전 세계경제를 초토화시킨 뉴욕발 금융위기는 2008년도 4사분기를 기점으로 11년전 IMF외환위기의 기억하고 싶지 않은 쓰라린 추억을 떠올리게 하며 한국경제에 치명타를 안기고 말았다. 이 기간동안 우리나라 주가지수는 1,000포인트가 맥없이 무너져 10월24일에는 938.75포인트까지 주저앉았으며 환율도 연일 고공행진을 벌여 1,500원을 훌쩍 넘겨버렸다. 그야말로 국민들을 공포로 다시 몰아갔으며 외환부족으로 인한 IMF지원 이야기가 또다시 회자될 정도로 위기감이 고조되었다. 물론 현재는 이러한 위기를 다소 벗어난 것처럼 지수나 환율이 다소 안정화 되었지만 아직 글로벌 위기가 가시지 않은 탓에 안심하기에는 시기상조로 판단된다. 이러한 실물경제의 침체는 부동산시장에도 여지없이 불어닥쳤다. 이에 MB정부는 출범초기부터 경기부양책으로 부동산관련 정책에 주력하였으며 참여정부 5년 동안 강화시켰던 부동산관련 각종 규제를 완화하기 시작했다. 2009년 3월 20일에 발표한 장기보유 1주택자 특별공제 방안으로 시작하여 2008년 6월 03일 신혼부부 특별공급 발표하였으며 MB정부의 부동산정책의 1기로 볼 수 있는 2008년 6월 11일 금융규제완화 및 수도권을 제외한 지방 미분양 대책을 발표했다. 이 기간동안 강북의 소형아파트 중심으로 가격이 상승하여 경기북부지역으로 확대되는 이상현상이 발생되었지만 전국적으로 부동산 경기가 침체국면을 면하지 못하고 미분양이 점점 늘어가고 있는 상태였다. 이 후 MB정부는 2008년 8월 21일 수도권 전매제한 기간 완화, 재건축규제 합리화, 분양가 상한제 개선, 아파트 후분양제도 보완, 공급확대 기반 마련, 장기주택담보대출활성화 대책을 발표하였으며, 이어서 2008년 9월 01일 양도소득세 완화, 종합부동산세 완화, 상속/증여세 완화 등 세제관련 대책을 발표하였고 2008년 9월 19일과 9월 23일에 다양한 주택유형 도입, 10년간 주택 500만호 건설, 종합부동산세 개편안을 발표하였다. 그리고 2008년 10월 21일에는 가계대출 부담완화, 투기지역/투기과열지구 합리적 해제, 일시적 1가구 2주택 허용기간 연장 대책을 발표했다. 2008년 8월과 10월에 걸쳐 부동산 경기 부양을 위한 연속적인 부동산 대책을 발표했음에도 불구하고 시장의 반응는 냉담했다. 여기에 글로벌 금융위기는 부동산 시장에 직격탄을 날렸다. 부동산거래가 끊기고 급급매물이 쌓여도 매수가 없고 미분양물량은 점점 쌓여 건설사의 유동성에 문제가 발생하여 중소형 건설사의 부도가 속출하는 부동산시장의 공황기가 도래한 것이다. MB정부는 이러한 위기의식으로 인하여 2009년 2월 12일까지 추가적으로 8차례에 걸쳐 참여정부에서 걸어 놓았던 규제의 빗장을 거의 다 걷어내는 정책을 발표했다. 투기지역/투기과열지구 해제, 재건축 규제 완화, 미분양지원대책, 다주택자 양도세율 한시 완화, 종부세 개정안, 재당첨 제한 완화, 공공택지 분양권 전매제한 완화, 환매조건부 미분양 매입, 재건축 안전진단 기준 완화, 토지거래허가구역해제, 오피스텔 바닥난방 허용, 민간택지 분양권 전매제한 완화, 미분양주택해소 등 경제활성화 세제 지원, 주택청약저축신설 대책 등이 그것이다. 이처럼 MB정부는 짧은 기간동안 많은 부동산 정책을 발표하였으며 이 후 많은 논란과 문제점들이 나타났다. 눈치보기식 정책 발표로 인하여 시기를 놓쳐 버린 경우 및 정부 부처간의 의견 불일치로 인한 시장의 혼란을 가중시킨 경우, 부동산 정책을 찔금찔금 발표함에 따라 기다리면 보다 나은 정책이 또 나온다는 기대심리로 부동산시장은 별 반응이 없는 등 부동산 시장 활성화 목적으로 발표한 대책이 오히려 부동산 시장을 더 침체되게 만드는 결과를 초래하였다. 이에 본 연구에서는 MB정부 출범 후 실물경기 부활을 위해 발표된 17차레에 걸친 크고 작은 부동산 활성화 대책이 힘을 발휘하기도 전에 글로벌 금융위기라는 외부환경에 의하여 다소 희석되어 그 효과를 보지 못하고 있지만 참여정부와 대조적인 부동산정책을 펼치고 있는 이명박정부의 부동산 정책의 변화과정 및 가 대책별 평가를 짚어보며 이러한 부동산 대책을 참여정부의 대책들과 비교분석하여 그 영향을 예측하고 부동산 정책 발표과정에서 불거진 논란과 문제점들을 분석하여 향후 남은 임기동안 이명박정부가 개선하고 보완해야할 내용을 제언하고자하는 것이 이 논문이 바라는 바이다.

不動産 開發 問題點과 改善方案에 관한 硏究

김현관 漢城大學校 不動産大學院 2003 국내석사

At the end of 1980s, Korea had a pathological situation, which was socially wide spread jump on the price of land and venture. The government carried out many policies several times to correct this but had no effect. Finally, they seeked for balance of land price by carrying out the land public concept system. And with this they also spur new city development under the purpose to disperse capital population and utilize the nations land efficiently. Although new cities have been formed, it is seen that there are lots of problems in its procedures and functions. The first problem is the related law and institutional problem. In case of house construction promotion law, high leveled apartment is inevitable due to working expenses when reconstructing an apartment. A real estate acquisition tax is doubled when purchasing forest land, paddies and changed forms into residence. People who buy the land from developers have to pay real estate acquisition tax, registration tax, education tax, fishing and agrarian villages special tax which causes them to pay doubled tax. On the procedure and fuction in the new city development, there is a problem of capital centralization, big city going down to satellite city, lack of self-suffiency, fraudulent work and lack of resources. For example, in case of Bundang New City, due to partial development plan, diffusion of heterogeneitiness between Sungnam citizens, traffic problems, public institution problem is occurred. In case of Ilsan, problems of development plan related to new city, unbalanced development between north and east part, facility enticement plan change is occurred. And in case of Pyoung-chon and San-bon, development disregarding the regional characteristic and lack of public convenience facility, and traffic problems are seen as the point at issue. Also in the business of center of the city redevelopment, it is tilted to physical environment side, excluding redevelopment systems incontinuity problems and social, economical, policy sources. And there are no investigation standard of business proceders fixing construction fee overplus. Which may cause monopoly of development profit. Also, most of the public facility installation cost is burdened to the proceder and the financial support system is poor. With unestablislied united policy system, the price evaluation of land and building in the redevelopment area is not being carried out. And with lack of procedure of acceptance of citizen opinion and life convenience facility, there are a problem of giving disadvantages to the citizens. To solve these new city development and central city redevelopment problems, new city construction plan must be preceded. And the main contents are as follows: First, contructing mini new city around metropolitan area rather than over 100thousand acres large scaled new city construction, Second, from large scaled level as metropolitan develop new city according to the metropolitan management policy regarding citys synthetic function, Third, develop new city in the view of multi leveled space reallocation of metropolitan and enforce self- suffiency, Fourth, regarding regions characteristics and potential growth, housing site and city development must be realized phased and planned as the city plan law. Fifth, derivate city development depending mutual economic activities and improve traffic system by proceeding long term house providing policy and expanding network between Seoul and near city of metropolitan area With these improvements we should give convenience and comfort to human life and another factor important is that we cannot think without environment problems, Therefore, in the reality of limited land utilization, we shall develop and redevelop properly to guarantee to live in the surrounding that is convenient and comfortable.

부동산 중개업의 경영성과 결정요인에 관한 연구

김창돈 한성대학교 부동산대학원 2011 국내석사

본 논문은 부동산 중개업의 경영성과에 영향을 미치는 요인들을 규명함으로써 부동산 중개업의 경영성과를 향상시킬 수 있는 방안을 모색하는데 그 목적이 있다. 이를 위해 부동산 중개업에 관한 선행연구들을 검토하였으며, 이를 통해 부동산 중개업의 경영성과 결정요인들을 제시하였다. 이러한 부동산 중개업의 경영성과 결정요인을 토대로 수도권의 서울시․고양시 와 충청남도의 당진군․태안군․서산시를 중심으로 부동산 중개업에 종사하는 사람들을 대상으로 설문조사를 실시하였다. 실증분석을 위해 부동산 중개업 경영성과에 영향을 미치는 요인을 공인중개사의 개인적 특성, 중개업소의 운영특성, 중개업소의 지리적 특성으로 제시하고, 부동산중개업의 경영성과는 월 매출액과 월 거래건수로 설정하였다. 이러한 요인들이 부동산 중개업 경영성과에 미치는 영향을 실증적으로 분석하기 위해 총 14개의 가설을 설정하였으며, 구체적인 가설검증 결과는 다음과 같다. 먼저 경영성과로 월 매출액을 사용한 분석결과 개인적 특성 요인 중 학력과 부동산 중개업의 운영 특성 요인 중 부동산 중개업소의 자기 자본의 규모가 월 매출액에 정(+)의 영향을 미치는 것으로 나타났다. 그리고 부동산 중개업소의 지리적 특성 요인에서는 부동산 중개업소의 위치가 수도권이며, 역세권에 위치하고, 주변의 인구통행량이 많은 경우 부동산 중개업소의 월 매출액이 높아지는 것으로 나타나고 있다. 다음으로 월 거래건수를 경영성과로 사용한 분석결과 개인적 특성 요인에서는 성별과 전문교육 이수 여부, 부동산 중개업의 운영 특성 요인에서는 중개 프랜차이즈 가입 여부가 월 거래건수에 정(+)의 영향을 미치는 것으로 나타났다. 마지막으로 부동산 중개업소의 지리적 특성 요인에 있어서는 중개대상물의 수, 인구통행량, 재개발․재건축 대상단지일 경우 월 거래건수가 증가하는 것으로 나타났다. This research is for seeking avenues to improve management performance with identifying determinants, which affect to management performance of real estate agency. First and foremost, from reviewing precedent literatures pertaining to real estate agency, and, I suggests determinants of management performance. As a methodology, I conducted a survey analysis with real estate agency workers of metropolitan area and Chungcheongnam-do (Dangjin-gun, Taean-gun, and Seosan-si). For empirical test, this research use a private feature, operational feature, and geographic feature of the agency as determinants, which affect to management performance of the real estate agency, and set up monthly sales and monthly transactions as performance of real estate agency. I have tested fourteen hypotheses, and specific result of the test is right below. First, the result of the test, which sets a performance as a monthly sales, demonstrates that positive causality is presented from the relationship between the variables(academic ability of the private feature factor, the size of owner's equity of the operational feature factor) and the performance factor. Also the location of the real estate agency, one of variables of geographic feature factor, shows that the monthly sales is increased when the agencies are located in the capital area, vicinity of the station, and has more floating people. From the result of analysis that using monthly transactions as a performance index, the variables, gender, and completeness or non-completeness of professional education of the private feature factor, member or non-member of agency franchise of the operational feature factor, have positive effect to the monthly transactions. Lastly, for the geographic feature of real estate agency, the number of agency subjects the number of floating people, and redevelopment area tend to increase the number of transactions.

不動産 仲介 制度 改善方案에 關한 考察

유정규 漢城大學校 不動産大學院 2009 국내석사

부동산중개업은 국민의 부동산경제활동에 있어서 가장 밀접한 연관이 있다. 따라서 부동산중개제도가 부동산업 현상에 미치는 영향은 매우 크다고 할 수 있다. 전 세계적으로 급격하게 변화하고 있는 경제환경 속에서 우리나라도 경제규모의 확대와 변화, 도시의 팽창으로 인한 도시개발사업 확대와 부동산 자본의 증대, 국민생활수준의 질적 향상. 첨단IT기술의 발달 등 국민경제의 성장이 지속되면서 부동산업의 역할과 중요성은 날로 증대되고 있는 실정이다. 이러한 추세에 따라 정부는 부동산 시장의 질적?양적 발전을 위하여 외국자본의 국내유입을 도모하고자 그동안 폐쇄적으로 운영되었던 국내 부동산서비스시장에 대한 전면 개방을 추진하였다. 또한 대내적으로는 국내부동산시장에 부동산의 증권화 및 유동화가 도입되고 부동산 투자와 개발, 관리 및 마케팅 등과 같은 새로운 투자전략이 형성되고 있다. 공인중개사는 부동산 유통시장에서 원활한 부동산 거래가 이루어지도록 서비스를 수행하는 것을 목적으로 거래부동산의 단순 알선중개 업무부터 부동산의 관리대행, 부동산의 이용, 개발, 경매, 공매 부동산의 권리분석과 취득 알선에 이르기까지 폭 넓은 업무를 행하고 있다. 이제 우리나라의 부동산 경제시장의 확대로 인해 수준 높은 부동산서비스에 대한 필요성과 외국부동산업체의 진출로인한 시장개방 등으로 부동산중개업도 높은 신뢰성 확보, 서비스수준의 향상, 전문성제고 등의 사안을 경쟁력 강화차원에서 검토하여야 하고 또한 제도적으로도 갖추어져야 할 것이다. 따라서 우리나라 부동산중개업의 현황을 분석하고 부동산중개제도의 특성을 살펴보고 개선방안을 강구하여 대안 도출을 목적으로 한다. As Korea is advancing, necessity of a quality service on realty, which takes a huge part of individual's wealth, and a state of financial turmoil caused by restructuring in realty industry, opening markets to foreign companies, moving to an information-oriented and financial centered society have demanded an improvement in real estate brokerage services. However, Korea's realty industry has not satisfied the demand. The purpose of the study is to suggest systematically practical alternatives, which are resulted from the following; The study finds problems of real estate brokerage services by analyzing the current brokerage services in Korea and their characteristics, and then looks for possible solutions for the problems. The study reviews the solutions in terms of strengthening competitiveness, which can be defined by having trustworthy real estate brokerage services, improved service quality and a high speciality. The research methods of the paper begin with understanding the concept of brokerage services, comparing and analyzing brokerage services abroad and in Korea, and examining current status of real estate brokerage service industry and environmental changes. To find problems and suggest solutions, it is widely consulted that books from inside and outside of Korea, journals, research reports, statistics, dissertations, government announcements and internet materials. This thesis consists of 5 chapters, which are the following. Chapter 1. Introduction - describing the purpose of the study, the methods and range of the study and previous study. Chapter 2. Consideration on real estate brokerage services - looking at the concept, characteristics and types of real estate brokerage services; comparing to foreign real estate brokerage services followed by analyzing. Chapter 3. Analysis of environmental changes in real estate brokerage services caused by restructuring in realty industry, opening markets to foreign companies, moving to an information-oriented and financial-centered society, and of current status in real estate brokerage service industry. Chapter 4. The problems and solutions of profession in real estate brokerage services - Identifying problems by analyzing necessity of improving the licensing system of licensed real estate agents, excessive workload, escrow system, lack of practical field education for licensed real estate agents and customer satisfaction; suggesting improvements on licensing system for licensed real estate agents, limiting the workload, having responsibility for damages, launching an integrated real estate service, training experts as solutions. Chapter 5. Conclusion - reviewing the institutional frame needed to be improved in the current real estate brokerage services; summarizing the problems and solutions; and describing researcher's the suggestions and hopes.

부동산경매 낙찰가율의 오차와 조정에 관한 연구 : 서울지역 아파트를 중심으로

한석호 漢城大學校 不動産大學院 2009 국내석사

In this thesis, to estimate a winning bid price by decreasing the error range that proportionally occus in extending the bidding period, second, to confirm the potential difference between an average winning bid price and a winning bid price, and then, so as to reduce the degree of this difference, the winning bid price is recalculated by the real value at the bidding moment instead of the appraisal price which represents a past value.

부동산정책 변화가 주택가격에 미치는 영향에 관한 연구 : 2003년 이후 서울시와 광역시의 차이를 중심으로

양이정 漢城大學校 不動産大學院 2009 국내석사

Housing price since 2000s was rapid increased by announcing various real estate stabilization policies such as total price liberalization and housing market stabilization methods, etc for the purpose of economic stimulus while our real estate market passed through foreign exchange crisis. The Government set forth the housing market stabilization methods, etc. and intervened into the real estate market again for stabilization of rapidly increased real estate price in this process. In spite of that, housing price showed an unstable state of temporal drop or rise, so a question about effectiveness of the real estate policy started to be suggested. Even though a problem of the present real estate market didn't result from the same phenomena nationally, the real estate policy of the Government resulted in unbalance of the real estate market between regions by setting forth various national policies if a problem was generated from any one region Positive analysis was performed through multiple regression analysis to find effects generated according to the region due to the uniform real estate policy of the Government, and the conclusion was deduced as follows. First, as a result of the positive analysis, it was found that most housing policies of the Government policies anounced from 2003 to 2007 were effective to achieve the result like the purpose of the Government in a certain portion. However, Seoul region showed that housing price seemed to become stable through temporary drop, but most policies of the Government were slightly effective, and the housing price showed a rise trend after a certain period so that a duration period of the housing policies was short. As a result of mutiple-regression analysis, the housing price was not affected by the housing polices or increased on the contrary in Seoul. Second, it was thought that there were effects of the polices in metropolitan cities by bringing price drop effect due to most policies, but the housing market showed stagnation differently from the Seoul region. This result showed that the real estate policies of the Government didn't properly contribute to stabilization of the real estate price. The 10.29 measure of many policies had the highest effect to Seoul city and the metropolitan cities, and the other policies showed slight or no effect to each region, and a factor outside the policies showed no effect to the housing price. The suggestions as follows can be deduced by the above-mentioned study. The Government should put emphasis on system reform for improving physical constitution fundamentally rather than exertion of sporadic policies for deducing immediate market response in execution of policies, and policy evaluation should be rightly performed by considering social and economic situation and regional circumstances, etc. surronding the real estate market after recognizing regional difference of the real estate market. Difference of regional effects according to execution of the real estate policy was viewed in this study. The meaning of this study could be found in the point that the real estate policy showed different effects according to the respective region, and customized policies according to the respective region are needed for solving polarization between the national capital region and the provinces in the above process.