부동산경영, Vol.22 (2020)
pp.7~36
- 공동주택 공시가격 현실화율 결정요인 분석 - 아파트 공시가격을 중심으로 - -
본 연구는 헤도닉모형을 활용하여 현재 문제가 되고 있는 공동주택 공시가격 중 아파 트 공시가격의 현실화율 결정요인을 분석하여 정부의 공동주택 공시가격의 현실화 계획 의 원활한 이행을 돕기 위해 시작된 것이다. 연구는 선행연구를 조사․분석하여 연구 모형 을 작성하여 3가지 가설을 설정하고, 가설에 대한 입증을 위해 국토교통부에서 공시한 2019년도 전국 실거래가격 정보와 공동주택 공시가격 정보, 관련 통계 등을 활용하여 헤 도닉모형을 작성하였다. 작성된 모형을 근거로 가설을 검증하였으며, 마지막에 검증 결과 에 따른 시사점을 정리하였다. 검증 결과 실거래 아파트 거래요인에 따라 아파트 공시지가 현실화율은 차이가 있을 것이라는 제1가설은 채택되었으며, 실거래 아파트 개별요인에 따라 아파트 공시지가 현실 화율은 차이가 있을 것이라는 제2가설도 채택되었다. 다만, 실거래 아파트 지역요인에 따 라 아파트 공시지가 현실화율은 차이가 있을 것이라는 제3가설은 부분 채택되었다. 또한, 채택된 가설과 가설 검증과정에서의 분석 내용을 근거로 APT공시가현실화율에 영향을 미치는 외부요인 중 다음과 같은 14개 변수를 아파트 공시지가 현실화율에 대한 결정요인로 제시하였다. 거래요인은 거래단가, 저가더미, 계약시점이다. 개별요인은 건물 요인으로 전용면적, 층수, 저층더미, 1층더미, 고층더미, 신축건물더미, 30년초과더미이며, 단지요인은 단지최고층, 저층단지더미, 소규모단지더미이다. 그리고 지역요인은 가격변동율이다.
An analysis on the determinants for realization rate of multi-unit house announced prices - Focusing on the apartment houses announced prices -
This study was initiated to help the smooth implementation of the government's plan for realization of the public housing announced price. To this end, the hedonic model is used to analyze the factors that determine the actualization rate of the publicly disclosed apartment announced prices among the publicly listed multi-unit house prices. The research researches and analyzes previous studies to create a research model to establish three hypotheses. In order to prove the hypothesis, a hedonic model was created using information on actual transaction prices, public housing prices, and related statistics published in 2019 by the Ministry of Land, Infrastructure and Transport. The hypothesis was verified based on the created model, and the implications according to the verification results were finally summarized. As a result of the verification, the first hypothesis was adopted that there would be a difference in the realization rate of the publicly announced apartment land according to the transaction factors of the actual apartment transaction. And the second hypothesis was also adopted that there would be a difference in the rate of realization of the publicly announced apartment land according to the individual factors of the actual apartment transaction. However, the third hypothesis that there will be a difference in the rate of realization of the publicly announced apartment land according to the area factor of the actual apartment transaction was partially adopted. In addition, based on the hypothesis adopted and the analysis content in the hypothesis verification process, the following 14 variables among the external factors affecting the APT public price realization rate were presented as determinants of the realization rate, and the derived implications were separately summarized. And the implications derived from the analysis process were also summarized separately. Transaction factors: transaction unit price, low price dummy, contract date Individual factors: (building factor) Area of exclusive use, number of floors, low-rise dummy, first-story dummy, high-rise dummy, dummy of new buildings, dummy over 30 years old, (complex factor) top floor of complex, low-rise complex dummy, small-sized complex dummy. Regional factor: price change rate.