주택의 조세부담에 관한 연구 : 서울시 아파트를 중심으로

서울 아파트의 취득·보유·양도 단계별 조세부담을 분석했다.

For empirical analysis of the study, apartment complexes having more than 40 households in Seoul area are scanned from the apartment DB list of Real Estate 114 for the year of 2003, and total of 718 subjects are extracted according to the proportion of households by floor space. Under the assumption that each apartment is purchased and the acquisition is transferred after 3 years, the tendency of tax burden on the acquisition, property, and step-by-step transfer was calculated for each year starting from 2003 to 2012.

In the process, amount of tax that varies depending on the change of tax on each apartment was accurately calculated and tax burden was assessed by effective tax rate or the percentage of tax in total real estate price as well as by reduction of internal rate of return (IRR) in housing investment due to taxation. Reduction of IRR caused by taxation is IRR increment of tax effect or the value obtained by subtracting the actual after-tax IRR from the before-tax IRR under the hypothesis without tax burden and every tax burden is presented by reduction of IRR. In this study, apartment tax burden was analyzed in three different ways.

First of all, Act on Public Announcement and Appraisal of Real Estate Price was enacted and has become effective since 2005 based on the reform of real estate tax law in September 1, 2003. After encouragement of such assessment in ratio policies, tax burdens related to real estate tenure was expected to increase, but actual studies related to tax increase was relatively underprovided. In this study, tendency of increased tax burdens regarding real estate tenure was measured for the past 10 years and the influence was estimated for each factor of property tax change.

From 2003 to 2010, the average annual increase rate on property tax was found to be significantly high as 19.5% due to market factor by 47.43% and institutional factor by 52.57%. Until 2010, drastic increase in property tax was caused by effect of increased real estate price and institutional factor that maximum property tax rate was extremely high compared to the real estate price. In 2011, property tax burden has reduced from revision of property tax bracket and tax rate structure.

On account of considerably low bracket that maximum property tax rate was applied to be KRW 100 million and of rapid rise in property tax rate that had continued by 2010, the time to cut down statutory property tax seems overdue. The result of sub-market analysis showed that the higher the property values the more increased property tax rate and it was found to be due to institutional factor not by market factor. In the second section of this study, the effect of 『Act on Public Announcement and Appraisal of Real Estate Price (Tb1) initially introduced to enhance equity of property taxation by realization of assessment ratio was analyzed.

Horizontal equity of real estate tax means that the taxpayers owning properties that have the same real estate value needs to pay the same amount because the value is considered as a measure of ability to pay. If effective property tax rate is equally distributed in a narrow band around average effective tax rate in sub-market having the same real estate price, it is called horizontal equity and if it is widely distributed and scattered from very low to very high, it is called horizontal inequity.

Distribution of the effective property tax rate can be represented as coefficient of variation (CV) resulted from standard deviation of effective property tax rate divided by the average effective tax rate and as a result, it was proven that overall horizontal equity has been increased by introduction of Act on Public Announcement and Appraisal of Real Estate Price. Vertical equity of real estate tax indicates that the higher value of real estate property the more tax needs to be paid because the real estate value is considered as a measure of ability to pay.

As tax burden is determined by tax base and tax rate, vertical equity can be decided by assessment ratio or the percentage of assessment value in total market value. In condition of vertical equity, assessment ratio remains the same between housings that have different real estate prices. In Korea, the same tax system is applied to all local governments therefore, it is reasonable to discuss equity of taxation by comparing real estate price with taxation. To accomplish this, various regression models to prove the correlation between real estate price and taxation are used to verify primary vertical equity.

From the comparison of vertical equity on tax burden of the current policy and of the previous policy using regression models, IAAO model, CHENG model, and KOCHIN&PARKS model, it was found that vertical equity has been improved due to introduction of Public Announcement and Appraisal of Real Estate Price despite of the fact that still vertical inequity exists. In order to verify improvement of vertical equity of property tax, non-parametric Spearman rank test was used secondarily and the correlation between property tax and rank of real estate value was analyzed.

From the result, coefficient of correlation of the current policy was to be 0.929 while of the previous policy was 0.901, and it was found that there is a significant statistical difference in T test. After all, it can be assessed that vertical equity has been improved by introduction of the new policy. The third study is on the connection between housing tax burden and the trading volume. For total number of 16 quarters from the third quarter of 2006 to the last of 2009, the association between IRR reduction from tax and trading volume was demonstrated using fixed effect model (FE model).

From the analysis of acquisition tax, it was found that the correlation between IRR reduction from effective acquisition tax and acquisition taxation and the trading volume was all (-). It indicates that increase of acquisition tax will reduce IRR resulting in drop of real estate