GIS를 이용한 거래 위험 토지 판별과 경보체계

GIS를 활용해 거래 위험 토지를 판별하고 경보체계를 연구했다.

The development of the public announcement system to treat land as a menas of production and a foundation of living have provided convenient service. As The government has reduced or abolished excessive regulations to the demand of the people, various regulations on the real estate have been simplified. However, assigned regulation simplification policy of government agencies were not effective and even revived more regulations after some years.

The progress of administration related to real estate devoted to increasing use of land as foundation of living, on the other hand it stimulated land owners to have land as a way to make a fortune and even produced false development agencies which distorted the land market by overcharging, grid land-division and land ownership of many people over a small piece of land. False development agencies confuses buyers by telling false rumors and produces land of riskful transaction. The development on these riskful lands face many obstacles due to price difference of land compensation and many land owners over the same piece of land.

Through this study, the properties of land transactions of false development agencies which were created by a stunning progress of real estate information system and regulation reformation has been examined and the value of sold land has been quantified by analysing geographical characteristics and forms of grid land division. To analyse transaction properties, all transactions during 2009~2010 were examined according to periodical, transaction doer, land use, and share properties. As a result, mountains and fields were mostly dealt and their were traded over ten times than their original value.

Sale of the land with only shares but no division was performed by corporations and it took 91% in the same type of transactions. False development agencies tend to target seniors, women, and out-of-town residents. After the analyzing the land of riskful transaction and its location characteristics, it turned out that Dongnae myun's land appropriateness passed B level and it is possible to build city planning facilities after going through City Planning Committee's deliberation.

However, it is not economically efficient for an individual to build residential facilities or develop the land for personal use since he/she has to pay more for additional construction due to the geographical condition and moving grave yards on top of the land's high sale prices he/she already paid. Although the local government established development permission act to regulate division permission in 2008, grid land division increased in 2009 and many expedients such as moving target land to rural areas and choosing 'reconciliation and mediation' have come up to avoid the restriction. The number of grid land division has been markedly decreased as it was banned in December 2009 by law.

But another measure is needed to regulate land transaction as false development agencies have used many other ways to avoid the conventional restriction. Despite all efforts of central and local governments, the fact that false development aganceis' transactions have increased shows regulation on land division only protected land registration map and extreme land division but could not ban false development agencies' transactions efficiently. Through this study, the vulnerability of real estate regulations was found since it could not control false development agencies' riskful land transactions and ways to ban these transactions can be invented.

The weaknesses of the regulations are as below. First, they allow indefinite ownership although the land is not used by the owner himself and the land can be sold to unspecified numerous people. Second, main targets of the transactions are generally out-of-town residents and elderly who are not able to gain accurate information about the land relatively. Third, there is no way to verify extremely overcharged transactions. These vulnerability of the regulations makes false development agencies' riskful transactions possible but, once they are supplemented, false development agencies' transactions can be fundamentally restricted.

It may look going against free market system if the government interferes with individual's land transaction but the public nature of land will be neglected if freedom of the free market on land is overly emphasized. Attentions to prevent the advent of false development agencies and investment firms and protect individual transactions under the free market should be given to solve the real estate problems we are facing. This study suggests a system to verify the land of riskful transactions and an alarm system before riskful transactions are made.

This alarm system can minimize the government's interference, inform the potential land buyers who can not obtain precise information the risk of the transaction, and supplement the vulnerability of the regulations on the land of riskful transactions of the false development agencies. 생활의 터전과 생산 수단으로서 중요한 재화인 토지를 취급하기 위한 공시제도의 발전은 토지와 관련된 편리한 행정 서비스를 제공하게 되었고 국민적 요구에 따라 정부는 과도한 규제에 대한 축소 또는 폐지를 추진하여 부동산 관련 다양한 규제들이 간소화 되었다. 그러나 부처별 할당식 규제축소 정책은 대안이 제시되지 않았으며 몇 년 후 더욱 다양한 규제를 부활시키게 만드는 결과를 낳았다. 부동산 관련 행정 분야의 발전은 생산과 생활의 터전으로서 사용되는 토지의 활용도를 높이는데 기여하는 효과를 얻었다.

반면 재산을 축적하기 위한 단순 보유용 토지 시장까지 자극하였으며 오히려 보유ㆍ비축용 토지시장을 현실적 용도와 가치와 다르게 기형적으로 왜곡시켜 거래하는 속칭 기획부동산의 고가분양과 택지식 분할 토지, 다수인의 공유토지와 같은 거래위험 토지를 양산하게 하였다. 기획부동산이 분양하는 토지로 인하여 매수자가 거래를 하기에 위험도가 높은 거래위험 토지가 양산되었으며 이를 판매하기 위하여 각종호재를 결부시켜 매수자의 올바른 판단을 방해하고 있다. 이렇게 양산된 거래위험 토지들은 실제 개발이 이루어 진하 할 지라도 토지보상액의 차이와 수많은 공유자의 처리 문제로 사업에 난항을 겪게 된다. 본 연구를 통하여 규제개혁과 부동산정보체계의 비약적 발전의 역기능으로 탄생된 속칭 기획부동산업체의 거래특성을 살펴보았으며 이들이 행하는 택지식 분할의 형태와 입지 특성을 파악하여 분양된 필지의 가치를 계량화 하여 분석하였다. 거래 특성을 분석하기 위하여 2009년과 2010년의 부동산 거래신고 사항을 전량 분석하는 방법으로 시기별, 거래 주체별, 지목별, 지분별 특성을 유형별로 분석해 보았다. 분석결과 임야를 주로 거래하며 정상가격보다 10배를 초과하여 고가 매도하고 분할 없이 지분만으로 매도하는 특징을 갖는 거래 주체는 법인인 경우가 동종 거래 건수에서 91%를 차지하고 있다.

매수자를 분석한 결과 기획부동산은 고령자, 여성, 외지 거주자를 대상으로 집중적으로 거래를 유도하고 있음을 확인 할 수