농지경매의 입찰행태와 매각가율에 미치는 영향 : 경기도를 중심으로

경기도 농지경매의 입찰행태와 매각가율 영향요인을 분석한다.

The Agricultural Promotion Area System is a system for protecting high-quality farmland and implementing farmland conservation policies by suppressing the exclusive use of farmland. Despite such a system, farmland in Gyeonggi Province has gradually declined due to rapid urbanization and illegal use has not been calmed down. As urbanization progressed around Seoul, farmland prices rose and area decreased compared to non-capital areas by being converted to accommodation or housing sites.

Attention was drawn to this environment to understand the characteristics of farmland through analysis of bidding behavior and impact factors of selling price, away from the system, policy, and agricultural profit analysis chosen by prior studies on farmland. This is because prior studies are biased toward the profit approach while estimating farmland prices, which implies limitations that do not reflect individual characteristics of each piece of land.

In this study, the importance of bidding by a group of experts and the impact factors of the selling price rate were used to identify the factors of the investment decision in farmland auction data sold by the Gyeonggi-do Executive Court were used. In addition, we tried to draw implications from the recent real estate issues related to farmland by analyzing the impact factors of farmland and the actual conditions of farmland.

As a result of AHP analysis to find out what factors the bidding participants value the most among the factors of farmland price formation, they valued the utilization situation more than the selection of farmland and evaluated the management area where farmland is relatively easy to use. The relatively important evaluation of expected returns and appraisals and the possibility of appropriation can be seen as recognizing the farmland auction market as an investment market. According to the AHP analysis, the possibility of farmland use and the management area were highly evaluated.

In order to preserve farmland in the future, it is necessary to strengthen the management of management areas where farmland is expected to be dedicated. This is because experts recognize the management area as a developable land. Next, multiple regression analyses were performed by setting the selling price rate as a dependent variable and by setting factors that affect changes in the selling price rate as independent variables. Using data on 3,338 lots of land sold, the impact on the selling price rate was determined that there was no statistical significance other than the use of farmland or hybrid land.

The management area is an important area for realizing farmland policies because the frequency of case data is high along with urban areas. Growth management area also accounts for 63.2% of case data. This suggests that management of managed areas within the growth management area is necessary and important to realize the farmland conservation policy. Analysis by use area suggests that experts' investment in urban areas takes into account the area and appraisal price, and the possibility of development and farmland appropriation for managed areas.

The important consideration of the use of agricultural areas and the distance from cities, counties, and district offices means that local governments around the location of farmland have a positive impact on the level of selling price. Farmland was analyzed by dividing it into previous and previous answers, reflecting the reality of using the former, the answer, or the mixed use of the previous and the previous answers. According to the analysis, if the points are the answer, there is statistical significance in the overcrowding control area and the growth management area.

In western Gyeonggi Province, where most of the farmland has been designated as a growth management zone, the possibility of development is believed to have affected investment intentions. Rather than the answer, it was found to have a positive impact on the previous selling price rate. It is estimated that the results reflect the possibility of appropriation and the risk costs such as ease and flooding and access to adjacent roads. The status of farmland-only land reflecting the characteristics of the change of land characteristics caused by land development was analyzed.

If farmland is diverted, it is understood that the utilization situation and bidding characteristics have a significant impact on the level of selling price. If it is used for existing purposes, it has been analyzed that area, utilization situation (mixed land), water source reserves, maintenance zone characteristics, accessibility characteristics, bidding characteristics, and appraisal prices have significant effects. When farmland was dedicated, regulatory and accessibility variables were found to be statistically insignificant. Farmland, which is easy to use, had a different result from the expectation that it would be formed at a relatively high selling price rate.

We looked at what characteristics there were when farmland acquired in the auction market was dedicated. It was analyzed that the average time for farmland owners to be diverted was two years and 4.9 months. The time of appropriation is believed to be meaningful as an indicator of the speed of urbanization. Most of the auction acquirers were in their 50s and 60s or older, and the ratio of out-of-government owners was 53%, which means that they have a low will to continue farming. The percentage of farmland dedicated was shown in the order of factories, hybrid land, and warehouses.

It is expected to affect environmental issues and landscape damage and the settlement environment of local residents. It was investigated that an agricultural corporation divided and sold farmland acquired in the auction market. The occurrence of ghost farming corporations and speculative demand shall be prevented by a policy prohibiting the division and sale of farmland for a certain period and imposing taxes. The findings of this p