風水地理思想이 不動産購買意思決定에 미치는 影響에 관한 硏究

문인곤 江南大學校 不動産行政大學院 2006 국내석사

For long time, the thought of Feng-shui Jiri as the basic thought of our ethnic group has affected the overall aspect of our daily life. This dissertation studied the influence that the thought of Feng-shui Jiri has on the decision to purchase real estate by extracting mutually relational meaning and factors between the thought of Feng-shui Jiri and real estate. This dissertation is largely divided into 5 chapters. Chapter 1 as introduction generalizes background, objective, contents and method of the study. Chapter 2 examined theory and thought that may affect the decision to purchase real estate by investigating the meaning, background of establishment, objective and thought of Feng-shui Jiri through literature and materials and checking the topographic thought of Korea and the characteristics and structure of land culture. Chapter 3, on the basis of theoretic discussion in Chapter 2, corroborated and analyzed the influence that the thought of Feng-shui Jiri has on the decision to purchase real estate as well as compared and analyzed the relation between each factor of the thought of Feng-shui Jiri. Chapter 4 presented issues for study in the future by suggesting improvement of decision to purchase real estate. It is essential that government or academic circles make effort to positively utilize the theory of Feng-shui Jiri. 1 It is required to adopt personnel system that utilizes the theory of Feng-shui Jiri by stationing the expert of theory of Feng-shui Jiri or those who have equivalent ability in the position of relevant governmental departments. 2. It is necessary to propagate the theory of Feng-shui Jiri by designating it as required course of department related to real estate and as cultural subjects in the general department of university. 3. It is necessary to include theory of Feng-shui Jiri in the subject of qualification test of jobs related to real estate such as licensed broker of real estate, appraiser, etc and to implement regular opportunity education. Chapter 5 as conclusion summarized the result of study. Though this result of study is insufficient with respect to the influence that the thought of Feng-shui Jiri has on the decision to purchase real estate, it may be worthwhile in that it drew conclusion by selecting diverse standard target and illuminating the fact that the thought of Feng-shui Jiri affects the decision to purchase real estate between diverse groups. I wish that the correlation between the thought of Feng-shui Jiri and real estate should be intensively and constantly studied in diverse areas in order to contribute to the efficient utilization of our land and comfortable life.

부동산컨설팅업의 제도화에 관한 연구

이행근 강남대학교 부동산행정대학원 2009 국내석사

According as real estate activity becomes complicated and is specialized, the importance of consulting activity is embossed rapidly as professional. Already, real estate consulting's role is emphasized greatly to a developed country. Specially, real estate consulting business will provide high Techniques and information on real estate to relier, Because of the high-tech industry of real estate business became rate to knowledge-based industries. However, the real estate consulting business of south Korea is yet to be evaluated to the beginner stage yet. As a new area, real estate in general is allowed to function and separated with a liberal profession., Being not settled by one special industry yet, Other qualification system or Based on the law With is unprepared, Is not taken a triangular position even correct business area or activity. Therefore, in this study were staying in step Starter system, Through Korea Real estate consulting business in the system and the state has identified the problem Hereafter by result that study, For the institutionalization of real estate consulting business, the policy proposal, the development of real estate consulting business, was the direction you want to reach. First If arrange problem, can define as following. First, Social awareness low and Negative opinion. The real estate consulting business of South Korea is still the beginning step, It's not only awareness about consulting but low, The general public, to a real estate consulting that I think real estate agent to work. But do not think real estate agent with the task of the degree of hardship, From the customers is looking at negative view. Second, the laws of learning and the relationship loop holes. It's not institutionalized and is maintenance-related laws is a lack of professional real estate consultants. Real estate consulting company appeared to spring up like mushrooms after rain, To die out, The reality of the market are concerns over low global. Participate in the market are rising due to reckless damage. In addition, it is also a growing distrust of the people for the real estate consulting. Most of all, the problem facing the industry of real estate consulting is task to resolved to the first issue. And Laws related to real estate consulting business or the maintenance of the system is needed urgently. Third, the lack of expertise and professional human resources. In order to prevent the damage which is caused by with the market participation which the non-specialists is insensitive opinion about founding important matter of qualification important matter and education and the consulting enterprise of the which shakes off must prepare a standard one day quickly. Improve the professionalism of real estate consulting business, providing them with more specialized services, and even real estate consulting industry, real estate systematization services market will be open in response. fourth, service quality deterioration by competition aggravation between company. Real estate consulting company, to a limited them market is rapidly increasing and to cause price competition resulted in decreased profitability of consulting company, Consulting industry and the service quality of the credibility of the degradation is continuing the vicious cycle of falling. Fifth, a real estate consultant's qualification system inadequacy. The real estate it passes by the state examination where also the qualification of the sentimental evaluation which is a area of expertise, mediation and home administration etc. is strict and the actual training of the several years when it is fixed is necessary, There is to a real estate consulting and it is wider dignity area of expertise than more and the qualification system is deficient is the thing despite the knowledge of altitude being demanded. Sixth, real estate consulting legal commission system deficiency. Currently with the judgment criticism family business or real estate brokerage the case of same official recognition qualification system in order to guarantee the reasonable fee in about specialty activity is adopting a legal commission system. But currently the real estate consulting which is not becoming system the case of field from position of the consumer is not a standard to about the commission which is rational from position of the provider who provides a service and it will be able to operate with a negative element in formation of the real estate market which is healthy the worry is proposed. Like this with data to lead with after words the result which it researches and investigates same politic sacrifice it froze escape it did preceding dissertation etc. in about problem points. First, laws propulsion of relation law. It propels a real estate consulting relation legal establishment by law etc. large governmental proposal activity strategically from the dimension which is long-term, short-term the country maritime department and the whole inside administration (oneself), Korea Land Corporation, Korea National Housing Corporation, from real estate trust company etc. in order to go through a formation project enterprising propulsion at the time of consulting process with business guide etc., Must propel the system introduction it will be able to investigate the propriety and a profitability of the financial institution loan at the time of enterprise, with bottle contributions it establishes the business transaction which arranges a real estate consulting contract and a business transaction contents the standardization system of business and a handling process provision from association dimension and it constructs, The government, National Assembly etc. real estate consulting legislation and real estate consulting in about course of development it will submit politic memorial etc. at association life and real estate consulting the vocal subject could be included long-term in real estate politic subject in order, must construct the cooperative system. Second, promotion of qualification system for real estate consultants. For people who acquired the license in terms of security and treatment to Business activities that can protect the legal measures will be taken. The cause of the strict qualifications and permission because of a scramble of unqualified persons, it is not out of people's deep recognition about the thought of the real estate agency in the past because there are concerns that don't get the reliability of consulting business from people. Now, also the government has to consider to set scope of work and criterion of qualification, There is a problem how to solve the issue because the government enact law and put in charge of the industry to self without restrictions. So you need the introduction of the qualification system for real estate consultant to secure public trust of real estate consultants business and excellent human resources. The qualification system is executed qualifying examination by the government and you need a public trust maintenance system to manage it thoroughly. Third, the introduction of the court fee system for real estate consulting business. To be activated real estate consulting business, pay system depending on the services provided by real estate consultants will be introduced. The quality improvement of real estate consulting business and outstanding consulting capabilities of real estate consultant should be the premise. Real estate consultants with long experience and high expertise should be guaranteed a living. So you can obtain the best real estate consultants. You have to decide it through research and review pay system of Doctors, lawyers, certified public accountants and in order to institutionalize pay system. As you've seen so far at this time, real estate consulting business this is not settled is starter phase. To improve the system of a real estate consulting business, this will need a lot of time and effort. Several times in the past there was a discussion of introduction of the real estate consulting but establish and spread of real estate consulting industry can not be institutionalized until now than ever before is needed. You have to research and analyze the related professional service business and foreign system through a thorough review. Also everybody has to cooperate for the growth of the real estate industry and avoid the selfishness of the business and actively have to join in. Especially, After the government gets the reality of the real estate industry, has to recognize the need for system-related and push the system to settle down with a willingness.

프로젝트금융투자회사 (Project Financing Vehicle) 제도의 현행 문제점과 개선방안 연구 : 부동산 개발사업 중심으로

손재종 강남대학교 부동산행정대학원 2009 국내석사

현재 시행되고 있는 “프로젝트금융투자회사”(PFV Project Financing Vehicle)제도는 “프로젝트금융투자회사법안”이 2001년 11월 24일 국회에 발의되었다가 입법되지 못하여 2004년 2월 9일 자동 폐기되고, 2004년 1월 29일 법인세법을 개정함으로서 PFV제도의 법적근거를 마련하였다. 폐기된 “프로젝트금융투자회사법안”이 44개 조문으로 구성되어 있었고 시행령까지 감안한다면 100여 개의 조문에 이를 것인데, 이를 법인세법 및 그 시행령에 불과 2개 조문을 규정함으로서 PFV 제도를 적용하여 부동산개발 사업을 하고자하는 개발업자들은 많은 어려움과 곤란을 겪고 있다. 2개의 조문으로만 규정되어 발생하는 문제점으로 현행 규정의 보완책이 요구되고, 법률규정이 너무 포괄적으로 규정되어 있어서 그 해석의 복잡성 등으로 어려움이 있다. 특히 PFV에 반드시 출자해야하는 금융기관들이 은행법 등에 의하여 타 법인 출자제한 규정의 적용을 받는 경우, 이를 배제하는 규정들을 두지 않음으로서 금융기관 등이 PFV에 참여하지 못하는 사례도 있을 수 있다. 이러한 문제점 등은 PFV제도를 규정하는 법인세법 규정의 미비점으로 인하여 발생하는 법적·제도적 문제들이다. 본 연구는 PFV 제도를 통한 부동산개발 사업을 활성화하기 위하여 어떠한 법적·제도적 미비점 및 문제점이 있는가를 살펴보고, 그에 대한 대안을 제시하고자 하였다. 본 논문은 제1장 서론에서 연구의 배경 및 목적, 범위와 방법, 선행연구에 대하여 살펴보고, 제2장에서는 PFV에 대한 이론적인 부분 검토로서 PFV제도의 개념 및 전반적인 운영체제, 부동산개발사업과의 관계, 타 연관된 제도 등을 살펴보았다. 제3장에서는 PFV관련 법·제도적 현황 및 문제점 파악과 PFV의 가상사례를 다루었다. 제4장은 PFV활성화를 위한 정책적 제언 부분이고 제5장은 결론부분으로 이상에서 검토한 PFV의 법적 문제점에 대하여 대책을 제시하고 향후 추가적으로 필요한 연구부분에 대하여 언급하며 본 논문을 마쳤다. 본 연구에 의해 도출되어진 결과는 다음과 같이 요약할 수 있다. 첫째, 타 법률의 적용을 배제하는 규정들이 있으므로 PFV만을 위한 새로운 법률을 제정할 필요성이 있다. 둘째, 새로운 법률 제정이 어려우면 “부동산투자회사법”에서 규정하고 있는 “개발전문REITs"와 통합하는 방법이 있을 수 있다. 셋째, 상기 두 가지 방법이 곤란한 경우에는 현재의 질의회신 및 유권해석을 취합하여 통일된 예규 등을 제정하는 방법이 있을 수 있으나, 이 경우에는 타 법률과 충돌되는 문제점은 이를 해결할 수 없는 단점이 있을 수 있다. 따라서 이미 도입된 PFV제도를 활성화하기 위해서는 새로운 법률을 제정하는 것이 가장 좋을 것으로 생각된다. PFV (Project Financing Vehicle), which is currently in effect, provided legal basis of PFV policy by amending Corporate Tax Act on Jan 29, 2004 after “PFV bill in the national assembly” was propose to the national assembly and denied on Nov 24, 2001 followed by the automatic abolition on Feb 09, 2004. However, the abolished “PFV bill in the national assembly” was consisted of 44 provisions even without Enforcement decree which makes it about 100 and those developers who attempted the real estate development business by applying PFV policy are facing many difficulties after the provision including both Corporate Act and Enforcement decree was regulated into 2 provisions. Therefore, the purpose of this research is to provide solutions for the revitalization of real estate development business through PFV policy by examining what kind of loop holes and problems exist related to the law and policy. Thus, the first chapter of this thesis (introduction) covers the background, purpose, range and method of this research, and the second chapter examines the concept, operation system in general, the relationship with real estate development business and other related policies as the consideration of theoretical part of PFV. The third chapter grasps the present condition and problems of law·policies related to PFV and represents simulatory case of PFV. The political suggestion for revitalization of PFV is mentioned in fourth chapter followed by fifth chapter which concludes this thesis by proposing the solutions for law-related problems of PFV mentioned above and suggesting the additional part of research needed hereafter. The result found from this research can be summarized as follows. Firstly, It is required to establish new laws only focused on PFV by national assembly due to the existence of regulations which exclude the application of other laws. Secondly, the method of integration with REITs which is being regulated by "Real Estate Investment Company Act" can be used if the establishment of new laws is difficult. Finally, there may be the method of establishing such unified established rule by the consolidation of present Q&R(question & response) and authoritative interpretations. However, the defect of this case is that the problem of collision with other laws cannot solve this matter. Thus, it is assumed that the best method is to establish a new law in order to revitalize the PFV policy which is already introduced.

부동산신탁회사의 수익구조 개선방안에 관한 연구

정판태 강남대학교 부동산행정대학원 2009 국내석사

Real estate trust companies have rapidly grown to 1997 for a short period of time since the introduction of real estate trust system in 1991 although real estate trust companies happened to face management crisis due to the lack of liquidity raised by the collapse of real estate price and financial insecurity after Asian economic crisis in 1997. However, the real estate trust companies, which have enjoyed the surge of new orders by 30 percent on average to recent date from Asian crisis in 1997, again face the reduction of their revenue with the decreasing number of orders and the appearance of new competitors. The aim of this study is to raise several issues of revenue structure of real estate trust companies and thus to present improvement plans on revenue structure of real estate trust companies through the analysis of revenue structure and the present condition of their sales. The followings are several points at issue on the revenue structure of real estate trust companies through this study: First, the issues on trust companies' business structure have been raised. The rate of sales revenue per project has been decreasing with the high dependency on the revenue from financial management for real estate projects and the severe competition by new real estate trust companies. Second, issues on the operation have been raised including the weakness of business structure and the limit of financing for trust.. Third, there are obstacles from the legal point of view. Based on the above operational and legal issues and the analysis of the revenue structure of each real estate trust company, the improvement of revenue structure suggests below: First, it is necessary to develop new service lines by the application of current products. New services using current products should be applied such as disposal trust for unsold apartments caused by recent real estate slump, management and disposal trust for effective landlord management in the period of initial real estate development, the disposal and acquisition-related financial management with escrow function of real estate trust, financial management for overseas real estate development to target for domestic buyers, and sales management trust for residential corporations in KaeSung Industrial District, North Korea. Second, it is necessary to create new sales sources to expand real estate trust operational field. Regulations related with real estate trusts are "Trust Act" and" Trust Business Act". However, there are cases that real estate trust companies could participate in other various related fields through other special regulations and acts. Thus, it should be studied what other areas can be applied to magnify the participation for real estate trust companies. Third, regulations in trust business should be revised. The entire revision for "Trust Act" and "Trust Business Act" should be required because there are no general regulations on real estate trust currently. In addition, tax benefits for real estate trust system should also be required. Fourth, financing methods should be diverse. Despite the recent trend of project financing for any new real estate development projects, various financing method should be developed because the scale of many real estate development projects tends to bigger and longer. It is crucial to revise and improve the trust system constructively with real estate trust companies, political authorities and related parties in order to develop real estate trust industry in new financial environment with "Financial Investment Services and Capital Market Act" enacted in February 2009 and rapidly changing economic environment. 1991년 부동산신탁제도가 도입되어 1997년까지 부동산신탁회사는 단기간에 급성장을 하였으나, 외환위기 이후 부동산가격의 폭락과 금융시장의 불안에 따른 유동성 부족으로 경영위기에 직면하기도 하였다. 그러나 외환위기 이후 최근까지 매년 30% 가까이 매출이 증가하는 등 고도성장을 누리던 부동산신탁회사는 최근 수주물량의 감소 및 신규 신탁사의 설립으로 수익성이 악화되고 있다. 본 연구는 이러한 시기에 부동산신탁회사의 매출현황 및 수익구조를 분석하여 수익구조에 대한 문제점과 이에 대한 개선방안을 제시하고자 하였다. 본 연구에서 나타난 부동산신탁회사 수익구조의 문제점은 다음과 같다. 첫째, 부동산신탁회사의 업무구조상 문제로 대리사무에 대한 높은 수익 의존과 함께 신규 신탁사의 설립으로 인한 과다한 경쟁으로 신탁업무에 대한 보수요율이 날로 낮아지고 있다. 둘째, 부동산신탁제도 운용상의 문제점으로 사업수익의 빈약성과 신탁자금 조달의 폐쇄성을 들 수 있다. 셋째, 신탁업관련 법제도상 문제이다. 이와 같이 부동산신탁업 운용 및 법제도상 문제점과 부동산신탁회사별 수익 분석자료를 토대로 검토된 수익구조 개선방안은 다음과 같이 요약된다. 첫째, 기존 신탁상품을 활용한 신상품개발이다. 최근 부동산경기의 침체로 미분양아파트에 대해서 처분신탁의 기능을 활용한 대물변제신탁, 사업초기의 지주작업시 활용할 수 있는 지주작업 관리처분신탁, 신탁회사의 에스크로우 기능을 활용하는 처분취득 대리사무, 내국인을 분양대상으로 하는 해외부동산 개발사업에 대한 대리사무, 개성공단사업의 입주업체를 대상으로 하는 분양관리신탁 등으로 기존 신탁상품을 활용하여 업무를 수행하는 것이다. 둘째, 부동산신탁업의 업무영역 확대로 신규 수입윈을 창출해야 한다. 부동산신탁업과 관련된 법률은 신탁법과 신탁업법이다. 그러나 다른 특별법에 의하여 부동산신탁회사의 참여가 법률적으로 허용하고 있는 경우가 많은데 이를 적극 검토하여 신탁회사가 참여할 수 있는 분야를 확대하는 것이다. 셋째, 신탁업 관련 법제도의 정비이다. 부동산신탁에 대한 일반법이 아직 없는 상태이므로 현재 금전신탁 위주로 구성되어 있는 신탁법과 신탁업법을 전면 개정하여 보완하여야 한다. 또한, 부동산신탁에 대한 세제상의 개선책이 필요하다. 넷째, 자금조달방식의 다양화이다. 최근 부동산개발에 대한 자금은 프로젝트 파이낸싱에 의해 주로 조달되었으나 부동산개발이 대형화되고 사업기간이 장기화됨에 따라 다양한 금융조달기법이 개발되어야 한다. 이상에서 살펴본 바와 같이 급속하게 변화하는 경제환경과 2009년 2월 시행될 자본시장통합법에 의한 금융환경에서 부동산신탁업이 발전하기 위해서는 부동산신탁업계의 자체노력과 함께 정책당국과 관계기관의 적극적인 신탁제도의 정비가 필요하다.

부동산전자상거래 활성화 방안에 관한 연구

김남희 강남대학교 부동산행정대학원 2011 국내석사

As a result of the rapid internet development, it’s getting easier to find out the information which the user wants and E-commerce has been spreading out which you can buy whatever you want on the internet. In addition, you can get any information in the real estate market. It’s highly restricted to get the information about the real estate transactions. Real estate is not like the normal products. It has its own characteristic such as non-relocation and limitation of substitutes that you can compare. Also, it’s difficult to vitalize real estate E-commerce because of some practice that people consider, such as transaction register, real estate register and tax payment register. Particularly it’s successfully used on On-bid of Korea Asset Management Corporation (KAMC) by the government and internet selling service of Korean Land and Housing Corporation. But for normal people, information fee for real estate and putting on the market are all the things that they think about the real estate E-commerce at this time. However, in a long-term, the development of the information has been changing the structure of a circulation market in the real estate industry. So the time that people depend on the real estate agency for selling and renting will disappear and this kind of task will belong to E-commerce. E-commerce will take a huge part of the real estate part. The real estate transaction system by Minister of Land, Transport and Maritime Affairs registers the context of the transaction contract and changes to approval contract. They have been pushing the people register a lease as a compulsion. The data of the real estate transaction system can be used as an official reference when the government makes a policy. Also, they have been making an effort to gather the information, which used to be handled by the courts, local governments and National Tax Service in order to manage effectively. The Purpose of this study is to find fundamental alternatives for the E-commerce vitalization. This study will process in this way. Consider the precedent studies and find the correlations and figure out the real estate transaction which is currently implemented. Find the current situation of the real estate E-commerce and problems by the study of the theory. Draw a conclusion, the way to vitalize the real estate commerce, according to get the institutional and technical factors. 인터넷의 급속한 발달로 생활 전반에 걸쳐 사용자가 원하는 정보를 검색하기 쉽고 빠르게 인터넷을 이용하여 물건을 구매하는 전자상거래가 확산하고 있으며, 부동산거래 부분에도 아파트시세 및 매물정보를 비롯하여 원하는 정보를 항상 얻을 수 있게 되었다. 부동산은 일반 상품과는 달리 그 고유의 특성, 즉 장소적 비이전 성, 비교 가능한 유사 물건의 한정성 등 때문에 부동산을 거래하는 데 필요한 정보는 매우 제한적이다. 또한, 부동산 거래에서 실거래 신고, 부동산 등기, 등록 조세납부 등과 일반인들이 생각하고 있는 부동산 거래 관행들 때문에 부동산전자상거래 활성화가 되기 어려운 부분이다. 부동산전자상거래는 정부에서 운영 중인 자산관리공사의 온비드(OnBid)나 한국토지주택공사 인터넷 분양접수 등 일부분에서 성공적으로 되고 운영하고 있으나 개인 간의 거래는 부동산 정보 관련 정보이용료, 매물 등록 등이 부동전자상거래로 인식되는 정도의 실정이다. 그러나 장기적으로 부동산 산업은 부동산의 정보화 발전으로 부동산 유통시장의 구조가 변화하고 있다. 따라서 부동산 매매와 임대를 중개사무소에 의존하던 시대에서 앞으로는 인터넷상의 전자상거래로 흡수되어 많은 부분을 부동산전자상거래에서 담당하게 될 것이다. 국토해양부에서 운영 중인 부동산거래신고시스템은 부동산 매매 계약내용을 등록하고 검인계약서로 갈음한다. 부동산 전․월세 부분에서도 의무적으로 신고하도록 추진 중이다. 부동산거래신고시스템의 자료는 정책 수립 때 공식자료로 활용할 수 있을 것이다. 또한, 현재 법원, 지방치단체, 국세청 등에 분산되어 관리되어온 부동산 관련 정보를 통합적으로 관리할 수 있도록 계속 노력하고 있다. 본 연구 목적은 향후 부동산전자상거래를 활성화할 수 있는 근본적인 대안을 찾기 위한 것으로 다음에 비중을 두어 연구를 진행하고자 한다. 부동산 전자상거래 선행연구를 검토하여 본 연구와 연관성을 파악하였고, 부동산 전자상거래 이론적 고찰을 통하여 부동산전자상거래 현황 및 문제점을 분석하고 부동산 전자상거래 시 필요한 기술적, 법․제도적 요소를 도출함으로써 향후 부동산전자상거래의 활성화 방안에 대해 제시하고자 한다.

공공-민간 합동형 PF사업 개선 및 활성화 방안 연구 : 택지개발사업을 중심으로

이군호 강남대학교 부동산행정대학원 2009 국내석사

최근 주택건설 및 부동산 개발 분야에서 새로운 금융기법으로서 프로젝트 파이낸싱(Project Financing)의 적용사례가 늘어나는 추세에 비추어 본 논문은 부동산 개발사업 및 프로젝트 파이낸싱의 이론적 고찰을 거쳐 택지개발지 및 도심지의 실무상 PF 활용사례 비교?분석에 촛점을 두고 기술하였다. 공공-민간협력에 의한 사업은 당초 사회간접자본 건설에 따른 정부 재정부담 완화 측면에서 민간의 자본과 기술을 활용하기 위해 정부에서 도입하였으며, 최근에는 관련 법령개정을 통해 사회복지시설, 학교 등 부대복합시설 등으로 까지 영역을 확대하고 그 기법도 다양하게 운용되고 있다. 이러한 공공-민간협력 PF사업은 그 성격과 목적, 사업구조 등을 달리하여 2002년 한국토지공사에 의해 공공-민간 합동형 PF사업 방식 형태로 새롭게 도입되어 택지개발사업지구내 기존의 상업용지 등을 필지별 판매하는 택지개발방식의 한계를 극복하여 대규모 필지로 복합화하고 계획적으로 개발할 수 있도록 함으로써 단지의 자족성 및 주민의 편의성을 제고하고 토지매각 이후 개발과정에서 난개발 및 용도변경 등을 통한 파행개발을 사전에 방지할 수 있는 등 여러 가지 효과가 있어 지자체 및 다른 공공기관 등에서도 이 사업을 모델로 삼아 이와 유사한 방식의 공모형복합개발 사업을 도입 적용하고 있다. 현재 토지공사는 용인죽전 택지개발지구 역세권개발 PF사업을 필두로 총 8개의 사업을 공공개발 지구에서 본격 시행추진하고 있으나 PF사업 도입 초기 PF사업 대상 부지가 상업용 토지임에도 감정가격에 의한 수의계약 공급으로 인한 특혜시비, 민간사업의 목표는 이윤의 극대화 인데 비해 PF사업은 공공시설과 중심상업용 업무시설의 적기 도입 및 계획개발의 완성도를 높이는 공익적 목적이 동시에 달성되어야 하므로 사업 참여자간 조율이 필요한데 이에 따른 사업구조 및 절차상의 부조화 발생, PF사업이 주로 공사물량 확보를 목적으로 하는 시공사를 중심으로 운용되어 분양중심의 사업구조와 적정공사비 산정의 애로점 등 여러 문제점들도 나타나고 있어, 이에 대한 문제점 개선 및 활성화 방안을 제시하는데 이 논문의 목적을 두고 내용을 전개하였다. 이 논문이 앞으로 공공-민간 합동형 PF사업이 공공부문 시행자와 민간사업자, 개발사업 지구내 입주민 모두에게 유용한 방식으로서 지속적으로 개선 및 발전되어 나가는데 조금이라도 도움이 되기를 바라며, 아울러 공공-민간 합동형 PF사업의 당초 목적과 공공기관의 설립의도에 맞는 공공적 사고의 틀 속에서 PF사업 과정 전반을 다시 한 번 다듬어 보는 계기도 되었으면 한다. 끝으로 공공-민간 합동형 PF사업의 발전과정을 볼 때 과거 민자 역사 개발사업 등 주로 수익성 전망이 비교적 높은 신규택지개발사업내 국지적 사업범위 및 소규모 주거위주의 개발에서 향후 도시개발지구내 상업지의 공모형 대형복합개발사업, 경제자유구역 및 산업단지 그리고 레져단지의 복합개발에까지 이를 확대해 나가기 위해서는 무엇보다도 공공개발 사업에 있어 부동산금융방식을 접목한 재원조달방식의 다원화가 필수적 요건이라고 생각하며 이에 대한 실무적 연구도 계속되어야 할 것이다. This thesis is written under reflecting the new real estate development trend using project financing method and also focusing of how it is being applied to housing estate development project. Actually, the Public-Private Partnership was introduced to reduce government budget pressure with private funding and technical support for constructing social overhead capital. In addition, it recently seems to enlarge the business scope to various facilities including social welfare facility, schools and etc. through ordinances revision. As a result, Public-Private sector cooperation model PF was newly attempted in the housing estate development project site by Korea Land Corporation in 2002. It could be expected as well planned development that the commercial zone is designed big sized block instead of designed each individual commercial site. This has contribute to make self-sufficient town, maximize the living convenience for the residents and essentially avoid disturbance development. So, many of local governments and public sector are benchmarking it to apply to their project. Korea Land Corporation is being operated 8 PF projects including surrounding station commercial zone development in Yongin Jukjeon Housing Estate Development Site. But, unfortunately, some problems were found in the beginning phase of project that the preferential suspicion of single tendering contract for project site with just appraisal price was aroused, even it was commercial use and the discordance between tow parties has revealed for different pursuit. Of course, the goal of private is to make profit only, but the role of public sector is a contrast to private's. Impertinently, I hope that this thesis might be helpful to solve them. Once again, I expect that this thesis will be the helpful to understand suitable model of Public-Private sector cooperation model PF for all concerned. Moreover, it will offer you the opportunity to remind what is the original purpose of Public-Private sector cooperation model PF and to review its role and procedure with public sight Finally, Public-Private sector cooperation model PF requires various method to fund related with to enlarge its business scope just out of high profitable project. In other words, it could be combined with publicly of huge complex project, FEZ project, industrial complex development and leisure complex development project with using real estate financing skills to fund. Also, the efficient research must be carried out continually.

부동산정책 변화에 따른 부동산 가격변동과 투자인식에 관한 연구 : 인천광역시를 중심으로

장태진 강남대학교 부동산행정대학원 2006 국내석사

The purposes of the study are to review the real estate policies that have been implemented since 2002 and to investigate the validation of the policies in terms of price change. At the same time, the study aims to report and suggest the right directions for real state policies by analyzing the effects of these real estate policies on the real estate investment. For such purposes, real estate policies were analysed with the scope of policies from the general policies for housing of January 8, 2002 to the latest general policies for real estate of August 31, 2005 limiting the scope of study from July 2001 to April 2006. For an empirical analysis to investigate the real estate investment sentiment of demanders after the general real estate policy of August 31, 2005, a survey was conducted targeting 420 residents of Incheon Metropolitan City. The results were as following. The understandings of real estate investment turned out to be as following: First, as to the intention to have real estate investment in the future, the residents did not want to invest in real estate for a while. Second, the residents expected the real estate market to be reactivated after a certain time passed by. Third, the biggest problem in real estate investment was thought to be the frequent changes in the government policies. Fourth, to create a good culture for real environment, consistent government policies were thought to be needed. The understandings of real estate price were revealed as following: First, the real estate prices in Incheon Metropolitan City were considered to be relatively high (32.5%). Second, since the real estate policy of March 31 of Incheon , people expected the prices to be maintained as of now (40.3%). Third, people (51.5%) thought that the government's near-sighted policies and confusion were the reasons for the increase in real estate prices before the real estate policy of August 31. Fourth, the government's policies for real estate were considered to be the factors that influenced on the real estate price (51.6%). Lastly, as to the understandings of real estate policies, the following results were obtained: First, the government's real estate policy of August 31 and the following policy of March 31 were considered to be relatively wrong (50.1%). Second, as to the government's real estate policies of October 29, May 4, August 31, and March 31 were considered to be only temporary measures for each time of need (73.0%). Thirds, the government's real estate tax policies of August 31 and March 31 were considered to have effects on the suppression of the increase in real estate price only for a certain period of time (66.6%). Fourth, the policies to expand the supply of houses were also considered to have effects on the suppression of the increase in real estate price only for a certain period of time (65.0%). Fifth, as the methods to stabilize the real estate price, the expansion in the supply of houses through continuous development of new cities or construction of new towns was considered to be necessary (41.7%). As reported above, to stabilize the real estate market, government's consistent, unchanging policy and the expansion of the supply of houses through continuous development of new cities or construction of new towns seem to be necessary.

복합용도부동산 감정평가기법에 관한 연구 : 감정평가3방식 적용 및 유의점을 중심으로

정명선 강남대학교 부동산행정대학원 2009 국내석사

This paper examined the valuation technic of mixed-use property. Mixed-use property includes from store-house, retail-house and residential-commercial mixed apartment to officetel. Currently in Korea there are more than 883,000 mixed-use property, following periods of rapid increase since the 1990s. However, the recent trend shoes that, many consumers prefer to own mixed-use property with a high ratio of total floor area for their investments, residences and commercial activities. Therefor, in spite of the results of the previous stuies, their price is going up gradually. Then, it is very necessary to look for and study the valuation technique of mixed-use property. So, this paper will be focused on the actual states of using the three technique on mixed-use property and problems of applying for these technique. To get this goal, it will be defined the mixed-use property in Korea. Secondly, a survey on applying each appraisal case and the clauses of the Law on Publicly Announced Value of Real Estate and Appraisal. Lastly, this paper points out the problems of applying the each valuation technique of mixed-use property and shows the direction the valuation technique of the mixed-use properties.

환지방식 도시개발사업의 감정평가에 관한 연구 : 용인시를 중심으로

조성희 강남대학교 부동산행정대학원 2010 국내석사

도시개발사업의 시행으로 인한 개발이익 및 권리의무의 최종적인 배분이 이루어지는 환지계획 등에 있어 감정평가는 그 기준이 되므로, 본 연구에서는 환지방식에 의한 도시개발사업에 있어서 감정평가와 관련한 주요 쟁점사항과 개선방향을 제시함으로써 전문가로서 감정평가업자의 사회적 역할에 부응하기 위함에 목적을 두고 있다. 기존 연구에서 검토되지 못한 「도시개발법」에 근거한 환지방식도시개발사업의 각 단계에서 이루어지는 감정평가를 중심으로, 각 단계별 감정평가에 있어 환지방식도시개발사업에 특유하거나 중요한 감정평가를 중심으로 그 내용을 검토하였다. 용도 폐지되는 국․공유재산에 대한 감정평가에서 쟁점사항으로는 가격시점의 문제와 도로부지 등 특수토지에 대한 감정평가 방법을 다루었다. 환지방식도시개발사업에서 환지설계를 평가식으로 할 경우 감정평가는 개발전․후 토지의 권리관계에 변환에 있어 핵심적인 기준이 된다. 정리전 감정평가와 관련하여서는 쟁점사항으로 평가방법과 개발이익의 문제를 제기하였다. 정리후 토지에 대한 감정평가에서 쟁점사항으로는 평가방법과 가격시점을 다루었다. 체비지에 대한 감정평가는 환지계획수립을 위한 정리후 토지평가와 동일한 대상에 대하여 평가금액을 달리한다. 이에 대해 양자는 평가시점, 가격시점 및 평가목적에 따라 주어진 시장상황을 달리하고 있으므로, 별개의 평가로 구분되어야 함을 밝혔다. 본 연구는 한계와 그에 따른 향후 과제는 다음과 같다. 첫째, 기존연구에서 검토되지 못한 환지방식 도시개발사업에 대한 감정평가를 검토하였지만, 도시개발사업을 환지방식으로 진행하는 전체 절차에서 주요 쟁점을 중심으로 분석하는 수준에 그친 관계로 전면적인 분석에 이르지는 못하였다는 한계가 있다. 연구를 통해 실무적으로 통일된 평가지침의 마련이 필요하다. 둘째, 「도시개발법」이 제정된 후 최근에 이르러서야 사업들이 본격적으로 진행되고 있는 관계로 사업단계 전체가 완전히 진행된 사례를 수집하는데 한계가 있었다. 본 연구에서 수행한 분석대상 사례는 민간주도의 개발사례를 중심으로 하였으나, 향후 지방자치단체가 시행주체가 되어 진행된 사례에 대한 연구와 양자에 대한 비교분석을 통해 일반화된 논의가 필요하다. 주요어 ; 환지방식도시개발사업, 환지설계, 국․공유지감정평가, 정리전 감정평가, 정리후감정평가, 체비지감정평가 This study aims to examine critical issues related to final allocation of capital gains and rights/obligations of stakeholders in urban development projects by the Replotting System, and analyzes and interprets its implications about appraisal which plays central role. Contrary to the previous studies, this study has reviewed uniqueness and important methods in every steps of the Replotting System by Urban Development Act mainly focusing on the appraisal process. The issue related in the appraisal of national and public properties which are done away with its legal land use is how to decide pricing dates, and appraisal methods adopted in the appraisal of special lots. If the Replotting Design is adopted in Urban Development Projects by the Replotting System, the appraised price of lots is a critical criteria in determining the before and after rights relationship of lands. Issues related to before-rearranged appraisal is evaluation methods and allocation of capital gains. In case of after-rearranged appraisal the evaluation methods and pricing dates are important. Issues related to the appraisal of development outlay lands is why different prices are applied to the same lots as in case of after-rearranged appraisal to establish replotting plan. As they have different market conditions affected by pricing dates, evaluation time and appraisal purposes, the appraisal methods adopted by two cases should be defined differently. The limitation of this study and the direction of future research are as follows; Firstly, Through a full-scale analysis a professional uniform guideline should be established. This study covered only major issues. Secondly, a comparative study between this one which focuses on the private sector-led development projects and other one which deals with local government-led projects. This study was based on the projects which have been recently performed after "Urban Development Act."

골프장 시설이 주변지가에 미치는 영향에 관한 연구 : 용인시를 중심으로

박종영 강남대학교 부동산행정대학원 2012 국내석사