宅地開發事業 周邊地域의 土地價格 變化에 관한 硏究 : 南陽州 磨石地區를 中心으로 = (A) Study on the Change of Land Price in the Outskirts of Housing Site Development Project : With the case of Namyangjoo Maseok Site

다국어 초록 (Multilingual Abstract)

Land is the grounds for our life and basic factor to build houses, we have to use and develop it in best way, conserve and manage it effectively.
Since 1970's, land problems was broken out with steady economic growth and rapid urbanization. Many people need new houses or land to develop housing site. The shortage of housing site was caused by unbalance of demand and supply. So people have expected land price should rise in future. They would like to purchase land instead of savings, stir up imaginary demand, brought about speculation. In 1980's land price escalated so abruptly, showed their anticipation on high light.
Those imaginary demands or speculations has improved, disappeared in recent and land price was stabilized relatively in region since IMF situation. But there are still being in outskirts of building new apartments or developing new town, bring about lots of problems like past. Especially land price in close to new project area have fluctuated up and down so suddenly. It is clear that new project of land development impact land price in outskirts of it.
In relation to above-mentioned, this study examined the trends of land price, analyzed the amount of change rate, and check how much the net fluctuation rate of it which had been involved in the process of housing site development from 1991 to 2000 by Korea Land Development Corporation and suggested the ideas for improvement that change.
On this study the change of land price was classified by 4 project stages, 4 land categories, 3 zonings, 3 distance groups from project boundary, and calculated the change rate from land price statistics and public-announced price of standard land parcel (next "standard") of MOCT(Ministry of Construction & Transportation), and public-announced price of individual land parcel(next "individual), compared two results of change.
The results of impact was expressed "net change", "net change rate", was subtracted regional-averaged(city) change rate from total change rate of outskirts land price, was marked with %. It means that land price of outskirts was changed by impact of land development project. The results of this study are followings.
First, land price change rate of outskirts was around 5% higher than city's in average during whole project period 1991-2000, it is almost 12 times comparing to city-averaged change rate.
Second, generally net change was peaked in the designation stage, the highest rate was 98.77% in standard, it was peaked in planning & compensation stage, the highest rate 66.69%.
Third, when the land price was fallen, or when it was rised, the change of outskirts bigger than city average. It means the land price of outskirts have bubble price by imaginary demand or speculation.
Fourth, generally better usability category, for example, jeon-dab (paddies and dry fields) was changed highly on the early stage(survey or designation). but it has no good usability category, for example, imya(forest land) was change on later stage(planning & compensation).
In Last, the change of individual was later than standard parcel. The reason would be that character of individual land varied quickly by combination or division.
Conclusionally, the land price change in outskirts of land development project was impacted in going of inadequate or advanced information on land development. even though it showed different result in part. It will prevent efficiency for new housing site development project, making land price so highly at market. Also, it may bring out diverse land problems again which we has experienced by imaginary demand or speculation for it.
To improve this problem, it is suggested that each municipal corporation should control the change of land price throughly by system and need establish adequate management authority. And they should have master plan under long-term vision or prepare zoning plan for potential area by urban development.

목차 (Table of Contents)

• 목차
• 제1장 서론 = 1
• 제1절 연구배경 및 목적 = 1
• 제2절 연구의 범위 = 3
• 제3절 연구내용과 방법 = 4
• 제2장 토지와 가격변화요인 = 6
• 제1절 토지의 특성 = 6
• 1. 토지의 구분 = 6
• 2. 일반적 특성 = 8
• 제2절 지가형성이론 = 10
• 1. 지대와 지가 = 10
• 2. 토지가격 형성요인 = 12
• 제3절 국내의 주요 변화요인 = 15
• 제3장 택지개발사업과 지가변화 = 18
• 제1절 택지개발사업제도 = 18
• 1. 택지개발사업의 개요 = 18
• 2. 택지개발사업의 시행절차 = 19
• 3. 택지개발사업 현황 = 22
• 4. 도시개발법 개요 = 24
• 제2절 지가변화 추이 = 29
• 1. '81 - '90 = 30
• 2. '91 - '00 = 31
• 제4절 기존연구동향 = 34
• 제4장 연구지역 사례분석 = 37
• 제1절 사례지역선정과 분석기준 = 37
• 1. 사례지역의 선정 = 37
• 2. 사례지역과 사업지구 개요 = 38
• 3. 분석기준 = 40
• 제2절 표준지에 의한 지가변화 = 43
• 1. 사업단계별 = 45
• 2. 지목별 = 47
• 3. 용도지역별 = 53
• 4. 거리별 = 59
• 제3절 개별지에 의한 변화 = 62
• 1. 사업단계별 = 64
• 2. 지목별 = 66
• 3. 용도지역별 = 72
• 4. 거리별 = 76
• 제3절 분석종합 = 80
• 제5장 결론 = 83
• 제1절 연구결과 및 정책적 제안 = 83
• 제2절 연구의 한계점 및 향후과제 = 85
• 참고문헌 = 86
• Abstract = 89
• 부록 = 92