택지개발사업구역 주변지역의 지가변동 분석

택지개발사업이 주변지역의 지가 변동에 미치는 영향을 분석했다.

The economic activity of residential site development is affecting not only residential site development project district where projects were promoted but also land price fluctuations around the neighboring areas. The implementation of residential site development projects has positive effects such as improving accessibility to other areas and expanding parks and greenery, but it also causes negative external effects such as rising land prices and unplanned outbreaks. Therefore, it is necessary that policies should be prepared to adjust and manage disparities and inequalities at the appropriate level.

Therefore, this study confirms the factors affecting the land price fluctuation in the neighboring area around the residential site development project district and the degree of influence by multiple regression analysis. For this, this study investigates how the residential site development project actually changes the land value and price in the project district and the neighboring area. Also, the land characteristics and the plan characteristics of the residential site development project are analyzed by four types(region type, size of project districts, land category, use district).

For the empirical analysis, this study surveyed the current status of land in the neighboring areas in 19 cities and 40 residential site development projects in the metropolitan area and Chungcheong region. In addition, through the related theories and previous studies, this study selected land characteristics index and plan characteristics index of residential site development project which are expected to affect the land price fluctuation rate.

After establishing the status data for the development projects and analysis indicators, using the multiple regression analysis, the total of 17 variables including the 5 land characteristics index and the plan characteristics index of the 12 residential site development projects were used, the factors affecting land price fluctuation were analyzed. As a result of the study, most of the cities were promoted the residential site development project, and it was confirmed that the land price was increased due to land use development and expansion of infrastructure.

These results show that land prices in the neighboring area are rising sharply due to the speculative demand and the expectation of land price fluctuations due to the implementation of residential site development project. As well, the area where the residential site development project was promoted was much higher in the land price fluctuation rate than in the other areas. If the neighboring area around the residential site development district is green zone or land category is fields and paddies, the land price fluctuation rate has risen sharply as the result of the previous studies.

On the other hand, the land price fluctuation rate in the previous study increased sharply as the size of the project district increased. However, contrary to the previous study, the land price fluctuation rate in this study rose as the size of the project district increased. And, unlike previous studies, this study examined the project period, development density, site development cost for 1㎡, the distribution plan of residential and commercial & business, semi-residential and neighborhood facilities land ratio.

It was confirmed that the plan characteristics of residential site development projects such as roads, parks, green spaces, schools, and other infrastructure affects large and small fluctuations in land prices around the neighboring area around the residential site development district The significance of this study is to identify the individual characteristics that affect the land price fluctuation and to analyze the factors affecting the land price fluctuation and the degree of influence by dividing the analysis target type by multiple regression analysis using dummy variables.

In addition, it is necessary to identify the factors that raise land prices in the neighboring area due to the promotion of residential site development projects, and to discuss the introduction of the land management system and the expansion of the development benefit restitution. However, this study has the following limitations. First, the study area was limited to metropolitan areas(Incheon, Gyeonggi) and Chungcheong region (Daejeon, Chungbuk, Chungnam), and it was not possible to derive general land price fluctuation factors in the neighboring area around residential site development project district.

Secondly, it is necessary to utilize actual selling price data for accurate price analysis but it is difficult to acquire data because of protecting personal information. In the future research, it is necessary to examine various land management system and compensation system in domestic and foreign countries in order to fundamentally block speculative demand and to prevent sudden rise in land prices in the neighboring area around residential site development project district. In addition, A solution to these problems should be studied in depth. 택지개발이라는 경제적인 행위는 사업이 추진된 택지개발사업구역 뿐만 아니라 주변지역의 지가변동에도 영향을 미치고 있다.

택지개발사업의 추진은 다른 지역으로의 접근성 향상과 공원녹지 서비스 확충 등 긍정적인 효과도 발생하지만, 주변지역의 지가상승과 난개발 발생 등과 같은 부정적인 외부효과도 야기시킨다. 따라서 지역 간의 격차와 불평등을 적정한 수준에서 조정․관리하기 위한 정책이 마련되어야 할 것이다. 이에 본 연구는 택지개발사업구역 주변지역의 지가변동에 영향을 미치는 요인과 영향 정도를 다중회귀분석으로 통해 확인하였다. 이를 위해 택지개발사업이 실제로 사업구역과 주변지역의 토지 가치와 가격을 어떻게 변화시키는지, 토지특성과 택지개발사업의 계획특성 중 어떤 요인이 지가를 변동시키는지를 분석대상 4가지 유형(지역, 사업규모, 지목, 용도지역)으로 구분하여 실증 분석하였다. 실증 분석을 위해 수도권과 충청권의 19개 도시, 40개 택지개발사업을 대상으로 주변지역의 토지에 대한 지가 관련 현황을 조사하였다. 또한 관련이론 및 선행연구 검토를 통해 지가변동률에 영향을 미칠 것으로 예상되는 토지특성지표와 택지개발사업의 계획특성지표를 선정하였고, 개발사업별․분석지표별 현황데이터를 구축한 후, 다중회귀분석을 이용하여 5개 토지특성지표와 12개 택지개발사업의 계획특성지표 등 총 17개의 변수를 활용하여 택지개발사업구역 주변지역의 지가변동에 영향을 미치는 요인을 분석하였다.

연구의 결과로 대부분의 도시는 택지개발사업이 추진됨에 따라 토지의 용도 상향 및 기반시설 확충되면서 사업구역은 물론 주변지역의 지가가 택지개발사업 효과로 인해 동반 상승하는 것을 확인할 수 있었다. 이러한 결과는 택지개발사업의 시행으로 인해 투기적 가수요와 지가상승에 대한 기대심리가 반영되어 주변지역의 지가는 급격하게 상승함을 확인할 수 있었다. 그리고,