民間宅地開發政策에 관한 硏究 : 投資要因分析을 中心으로

민간 택지개발사업의 투자 요인과 정책을 연구했다.

The land development project, which involves substantial risks as it is directly and indirectly financed by developers’ investment, is affected by various factors necessary for developers’ decision-making such as elimination of risk factors and feasibility study of the project before its implementation. However, the theoretical and empirical researches on the private sector's land development are limited when compared to their actual necessity and significance.

In addition, while the housing problems faced by the people have emerged as a pending issue of economy and society in terms of quality of the people's life, the researches focusing on the factors affecting the decision-making of investment in the private sector's land development project are practically needed.

In this context, this study, through perception of experts related to the land for housing, tried to identify the factors affecting the investment possibility of private sector's land development to accomplish the goals of private sector's land development set by Government, and based on the findings, suggest the desirable policy directions for the private sector's land development through examination of the policy relevance for private sector's land development. To this end, an empirical study was carried out. For an analysis of the investment factors affecting the private sector's land development, an in-depth questionnaire was conducted among the experts in the field of residential site.

The questionnaire consisted of two types to accurately analyze the opinions by experts regarding 21 investment factors selected in the study. One of them was a questionnaire of Likert scale for an analysis of structural equation, and the other a questionnaire for an analysis of AHP (Analytic Hierarchy Process).

The member companies of the Korea Housing Association and the Korea Housing Builders Association conducted the questionnaire survey among 158 people who were executives and employees, professors, and researchers responsible for development of the private sector's land(Korea Housing Institute, Korea Research Institute For Human settlements, Korea Housing Association), persons of public organizations (Korea Land Corporation, Korea National Housing Corporation) in charge of land for housing development, and public officials in charge (Ministry of Construction and Transportation, municipal governments). The results from an analysis of the questionnaire survey are summarized as follows.

First, an analysis of the structural equation showed that the various payment of share, contribution of public facilities, land for housing price and the sale price ceiling system were found to be significant factors affecting the possibility of investment. Therefore, for the possibility of private investment to be improved, it was suggested that regulation should be lessened for the share imposed on development and residential site price and sale price ceiling system.

Secondly, the results from AHP analysis showed the priority in the following order; application of residential site price and sale price ceiling system, security of development lot, various payment of share, contribution of public facilities, licensing procedure of residential site development, financial system for development, land use and development programs.

Thirdly, the policy for structure of residential site development, the methods of land acquisition, the security of development lot such as claim for sale, the policy for investors of initial finds, the interest rate policy for initial funds, and the policy for fund-raising such as PF all requiring modification, complementation, intelligence and alteration received negative response from both developers and constructors, but public officials, if anything, showed a positive response toward the policies. Based on the results of the study above, the policy implications are suggested as follows.

First, considering the current structure of development project where the constructors carry out the responsible construction only when the land and development work by developers has progressed by 80% and more, the structural relationship between developers and constructors should be evolved into a new one. A new system needs to be explored to alleviate the financial burden born by developers and at the same time, improve the simple acceptance of contract work by constructors for strengthening the constructors' responsibility through their involvement in the initial phase of development.

In addition, for an exercise of claim for sale, the rate of housing land security should be lowered along with improvement of system such as simplified procedure of clam for sale. Secondly, under the current system, the costs of residential site are recognized within 120% of the appraisal value even if the extra costs of development are verified. Therefore, it is necessary to improve the system so that the basic investment costs can be recovered. Thirdly, an improvement of the system needs to be made to lessen the various types of share incidental to development of private sector's land.

Fourth, an improvement of the system needs to be made to alleviate the initial financial burden and lessen the financial costs burden born by developers. 택지개발사업은 개발사업자의 직·간접적인 자금투자가 이루어지기 때문에 상당한 위험부담을 안고 시행하는 사업으로, 사업시행 전 위험요소의 제거와 사업타당성 검토 등 사업개발자의 투자의사결정은 필요한 다양한 요인에 의해 영향을 받게 된다. 하지만 민간택지개발의 현실적 필요성과 중요성에 비해 이에 대한 이론적·실증적 연구는 미흡하다. 또한 국민의 주거문제는 국민의 삶의 질 측면에서 경제사회에 현안문제로 대두되고 있어 주택공급의 근원인 민간택지개발투자결정에 영향을 미치는 요인에 초점을 둔 연구가 실천적으로 필요하다. 이에 본 연구는 정부의 민간택지개발정책목표를 달성하기 위한 민간택지개발 투자가능성에 영향을 미치는 요인을 택지관련 전문가들의 인식을 통해 규명하고, 이를 기초로 민간택지개발 정책의 적실성을 검토하여 바람직한 민간택지개발 정책방향을 제시하고자 하였다. 연구목적을 수행하기 위해 실증적 조사연구를 하였다. 민간택지개발의 투자요인을 분석하기 위하여 관련된 전문가를 대상으로 심층 설문조사를 하였다.

설문지는 본 연구에서 선정한 21개 투자요인에 대한 전문가의 의견을 정밀하게 분석하기 위하여 두 가지로 구성되었다. 하나는 구조방정식 분석을 위한 Likert 척도의 설문지이고, 다른 하나는 계층적 분석방법(AHP)을 위한 설문지였다. 설문조사는 한국주택협회 및 대한주택건설협회의 회원사에서 민간택지개발업무 (시행사, 시공사)임직원, 연구원(주택산업연구원, 대한주택협회), 공기업(토지공사, 주택공사) 택지