공공택지개발지구 상업용지 매각 관련 요인에 관한 연구

공공택지개발지구 상업용지 매각에 영향을 미치는 요인을 분석했다.

The development of Korean cities grew quantitatively and qualitatively in a short period of time. Behind this growth is the history of urban development in Korea, and at the center of that history is the public land development project. The public land development project began with the implementation of the 「Housing Site Development Promotion Act」 to solve housing problems and lack of public facilities in Seoul and the metropolitan area, where rapid industrialization took place.

The financial resources that were able to continuously develop the public land development project could be made possible by retained earnings generated from the sale of commercial real estate in the land development district. Therefore, this study tried to analyze the determinants of the sale of commercial land and commercial facilities, which are sources of sustainable urban development and growth based on public land development projects. The results of the empirical analysis of this study are as follows. First, this study analyzed the determinants of the sale price and sale of commercial land.

In the study of the sale price and sale price of commercial land, the dependent variable was analyzed by dividing the explanatory variables into the log value of the sale price of commercial land and whether or not commercial land was sold. Both of research models were statistically significant and provide the following implications. This study on the sale of commercial land is a study developed from previous studies. In the analysis of this study, the limit of independent variables of existing studies was expanded. This study proved the importance of the time of sale of commercial land. It also proved the difference in the marketability of commercial land due to the district unit plan.

Individual factors of commercial land indicate that commercial land increases its value when it has high visibility, accessibility, and scarcity of use to consumers. The effect on the sale price of commercial land and whether it is sold or not may be different even with the same variable. The price of commercial land is also affected by the characteristics of the land development district. The ratio of commercial land has a negative effect on the sale price, while it has a positive effect on whether it is sold or not. Since the land use plan is not easy to change, an appropriate proportion of commercial land should be planned according to the size of housing site development.

The location characteristics of the commercial land were also significant in the sale price. The shortest distance from ‘Seoul GBD, CBD, YBD’ indicates that it affects price of commercial land positively. Commercial land is affected by the local market, too. Therefore, an appropriate analysis of market environment in the area to which the land development district belongs should be conducted and the timing of supply should be determined. With reference to this study, commercial land suppliers can refer to land individual factors and land development district factors to enhance the sale value of commercial land based on the empirical analysis variables in the development plan.

In addition, when establishing a sale plan, implications for the appropriate timing of supply can be obtained by considering market conditions and macro factors by region. Second, this study analyzed the determinants of the sale of commercial facilities in apartment complexes. The Heckman sample selection model to solve the problem of sample selection bias of the sale data was found to be statistically significant and suitable as an analysis model. As a result of ‘probit’ analysis, which is an selection equation of the research model, the positive effect on the sale as the number of households increases suggests that the residential household is an effective demand for commercial facilities.

In addition, the decline in the number of unsold houses and the lower the loan interest rate have a positive effect on the sale, suggesting that the price increase factor in the housing market also affects the commercial facility price. Meanwhile, the COVID-19 pandemic period reduces external activities, suggesting a negative impact on the sale of commercial facilities in the complex. As a result of analyzing the variables on the sale price of the research model, it was found that the smaller the dedicated area of the commercial facility and the larger the total floor area of the commercial facility, the higher the price per unit for small stores in the overall large commercial facilities.

In addition, variables that increase the visibility and accessibility of commercial facility have a positive effect on prices, suggesting that they have a similar effect to commercial land. The characteristics of the apartment complex were also found to be significant in the sale price. This explains that the smaller the area of the commercial facility per household, the higher the demand behind the commercial facility per household, which increases the price.

This study is expected to contribute to the efficient allocation of resources in the real estate market by revealing the causal relationship between the value formation of commercial real estate based on the empirical analysis of commercial land and shopping mall sales determinants. In addition, efficient resource allocation is expected to contribute to the continuous development and growth of the city by returning to the financial resources of public land development project. Keywords : public land development, commercial land, commercial facility, determinants of sale, influencing factors of sale price 오늘날 우리나라는 세계적인 선진국으로 인정받고 있다.

일제강점기의 수탈과 한국전쟁의 상흔이 불과 반세기 전의 우리 국토의 모습이었으나, 현재는 세계적인 도시로 성장한 서울을 비롯한 여러 도시들이 세계적인 수준의 발전된 도시로 인정받고 있다. 우리나라 도시의 발전은 세계적으로 유례를 찾기 힘들 정도로 단기간에 양적·질적으로 성장하였다. 이러한 성장의 배경에는 우리나라 도시개발 의 역사가 있고, 그 역사의 중심에 공공택지개발사업이 있다. 공공택지개발사업은 급격한 산업화가 진행되었던 서울 및 수도권에서 주거 문제와 공공시설의 부족 문제를 해결하기 위하여 택지개발촉진법의 시행과 함께 시작되었다. 1989년 시작된 1기 신도시와 1997년 IMF 이후 시작된