상업용지 입찰가격 결정에 관한 연구 : 공영개발사업을 중심으로

공영개발사업으로 공급되는 상업용지의 입찰가격 결정 요인을 연구했다.

Commercial land supplied by public development projects in Korea is supplied differently from the original purpose, resulting in unsold or excessive competition. Commercial land that is auctioned at an amount higher than the expected supply price increases the cost of land, which affects the sale price of commercial buildings that are supplied to general sellers. Investors who sold commercial buildings wanted to receive at least equal or higher rent than the loan interest, and the high rent, which was formed like this, led to a decline in commercial revitalization, even though the entry period has passed.

As buildings in completed commercial sites are increasing in vacancy due to long-term unsold or long-term unleased, unlike the original plan of the public development project provider, they are becoming a nuisance. In response, this study surveyed developers participating in commercial land bids to analyze the factors that affect bidding price decisions, bidding amount, and the relationship between sale price after winning bids to help developers make reasonable decisions and stabilize the commercial land supply.

Commercial land bid prices for public development projects belong to a large category of real estate prices, and the estimated supply amount of each land is calculated as an appraisal value, so a theoretical review was conducted as a factor of forming real estate prices and factors of forming real estate values. For the factors that affect the bid price, the area, the direction of the lot, and the shape are individual factors, the distance to public facilities, the distance from the subway, the distance from the city center, and the accessibility to the drainage household as the regional factors, and the floor area ratio of the land.

And building-to-land ratio and building size as administrative factors, commercial land size and the number of residential households as environmental factors, changes in real estate-related taxation and loan regulation as policy factors, and the time of securing land at the stage of project planning, and the time of sale as business factors. Thus, six independent variables were set, and the influence relationship between the bid amount and the sale property was analyzed using a structural equation model. As a result of the analysis, the policy factors and project factors showed significant values in the bid amount and sales.

This statistical result means that the government's regulation of loans, the status and fluctuations of housing land supply, the status of regulation on trading, and the status of the regulation on rent have influenced the decision of the bid price, and the possibility of securing land cost after receiving a successful bid This means that it is a major factor in determining the bid price when participating in a bid for commercial land.

In other words, the bid amount for commercial land for public development projects is more affected when policies are implemented to ease or strengthen the developer's intuitive judgment, profitability and government regulations related to real estate rather than the individual characteristics of land or region. And the judgment of demand is determined by reducing the relative importance of each factor by six factors, including policy factors and business factors, and the intuitive judgment of business feasibility is determined based on policy factors and business factors.

On the other hand, the highest price bidding competition method of the commercial land supply system acts as a catalyst that induces excessive competition to secure land and increases land cost. Therefore, for the supply of commercial land for public development projects, I would like to propose a method for stabilizing land cost based on the results of this study.

First, Prior to supply of commercial land, if competition is expected to exceed 150% more than the expected supply price by comparing and comprehensively considering the location, size, and consumers of other public development projects by investigating the sales property, through internal guidelines, a certain successful bid rate or higher After selecting the participants (preliminary successful bidders), it is proposed to introduce the “preliminary successful bidder lottery system” to determine the successful bidder by lottery. Alternatively, it is possible to set the “preliminary successful bid rate” and select the person who presented the bid most closely as the successful bidder.

Second, it is necessary to induce real buyers of land to participate in bidding. Since speculators receive a successful bid and sell again, the price of land rises, so the qualification requirements for bidding must be strengthened. in order to participate in the bidding, the deposit must be paid 5-10% of the bid amount, but it will be possible to select the actual users by setting the bid deposit up to 20% or more by strengthening the bid deposit. 우리나라 공영개발사업에서 공급하는 상업용지는 사업지구 및 구역 지정 의 목적과 추진배경과는 다른 획일적인 계획과 이용을 바탕으로 공급되어 상업용지의 미분양 혹은 과다한 경쟁이 발생하고 있다. 공급예정가보다 높은 금액으로 낙찰된 상업용지는 원자재의 상승, 즉 토 지원가 상승으로 이어져 낙찰받은 시행사, 건설회사 등이 호텔, 오피스, 근린생활시설 등 상업용 건축물을 건축하여 일반투자자에게 높은 금액으 로 공급하게 된다.

한편, 상업용 건축물을 분양받은 일반투자자는 최소한 대출이자보다 같 거나, 높은 임대료를 받아야 투자 수익이 발생된다. 임대인과 임차인의 임 대료 불균형은 공영개발사업 준공 후 입주시기가 지났음에도 불구하고, 상권 활성화 저해요인으로 이어져갔다. 준공된 상업용 건축물들의 장기 미분양 혹은 미임대 현상은 공영개발사업 공급자의 당초 계획과는 달리 공영개발사업 지구와 구역의 흉물이 되어가고 있다. 이에 본 연구는 상업용지 입찰에 참여하는 시행사, 건설회사 임․직원을 대상으로 설문을 통해 공영개발사업의 상업용지 입찰 시 입찰가격을 결정 에 영향을 주는 요인과 입찰금액, 낙찰받은 후 분양성과의 영향 관계를 분석한다. 그 결과를 바탕으로 공영개발사업의 상업용지 입찰에 참여하는 시행사, 건설회사 등 부동산개발업자에게 합리적인 의사결정을 하도록 도움을 주고, 나아가 공급자에게는 공영개발사업의 상업용지 공급에 있어 적절한 공급가 형성으로 시장의 안정화 및 활성화에 도움이 되고자 한다. 공영개발사업의 상업용지 입찰가격은 부동산가격이라는 큰 범주에 속하 고, 각 필지의 공급예정가격은 감정평가금액으로 산정되므로, 부동산 가격 의 형성요인과 부동산 가치의 형성요인으로 이론 검토를 진행하였다.

입찰가격에 영향을 주는 요인에 대해 입찰 참여 필지의 면적, 필지의 향, 모양 등을 개별요인으로 선정하고, 공공시설과의 거리, 지하철과의 거리, 도심과의 거리, 배후세대와의 접근성 등을 지역요인으로 선정하였다. 또한, 해당 필지의 용적률 및 건폐율, 건축물의 규모 등을 행정요인으로 선정하고, 상업용지 규모, 배후 주거 세대수 등을 환경요인으로 선정하였 으며, 부동산 관련 세제의 변동