공시지가제도에서 객관적 지표와 GIS공간분석을 기반으로 하는 표준지선정 방법의 적합성 연구

공시지가 산정을 위한 표준지 선정 방법의 적합성을 연구했다.

The official land price assessment procedure starts with a standard lot being selected by property appraisers, assessing a price for that standard lot, and computing the official land prices of individual parcels based on that price. The standard lot price is used as a criteria not only to assess individual official land prices but also to evaluate land value for various purposes. Because selecting and evaluating a standard lot is very important in the official land price system, a「Guideline for Selecting and Managing Standard lots」is established, and standard lots are decided and managed based on the criteria regulated by this guideline.

The guideline regulates the standard lot selection criteria as the land's ‘typicality’, ‘importance’, ‘stability’, and ‘determinacy’, but it is criticized for being too ideological and abstract. Therefore, by developing objective indexes that can be applied when selecting standard lots and automating the selection system, not only will the credibility of official land prices be enhanced, but also improve the official land price system towards a low-cost high-efficiency structure. This research aims to develop an objective index for the standard lot selection criteria regulated in the guideline, and search for a reasonable standard lot selection method by applying GIS spatial analysis.

First, a total of 15 objective indexes necessary for standard lot selection were extracted based on parcel-based land spatial data. Among the 15 objective indexes, specific use area, specific use district, land category, and current year's land price were selected as indexes on a land's typicality, land use situation, bearing, undulation, adjacent road condition, road accessability, area, and statutory regulation were selected as indexes on a land's importance, land use change and land price change were selected as indexes on a land's stability, and parcel figure and location(midpoint) was selected as an index on a land's determinability. Afterwards, each index was defined and categorized.

Second, with Inju-myeon, Asan, South Chungcheong province as the case region, a parcel-based land GIS database was established based on the 15 indexes extracted as objective indexes for standard lot selection, and a standard lot was selected by applying spatial analysis. When comparing the selected standard lot to an existing standard lot selected by the current official land price system, there was a little difference in their typicality or stability, but a huge difference in importance and determinability. Third, the suitability for the method of standard lot selection based on objective indexes and GIS spatial analysis was analyzed.

To do so, the individual land prices that were assessed with a research standard lot and those that were assessed with an existing standard lot used under the current official land price system were respectively compared with the determined land prices. As a result, the average standard deviation and coincidence between individual land prices assessed with the research standard lot and determined land prices were 450,212 and 64.1% respectively, while the average standard deviation and coincidence between individual land prices assessed with the existing standard lot and determined land prices were 480,771 and 62.1% respectively.

Therefore, the individual land prices assessed with the research standard lot corresponded more to the determined land prices than those assessed with the existing standard lot. Fourth, this research shows that if objective indexes for selecting standard lots and a standard lot selection system that applies GIS spatial analysis are established and used, it will enhance the objectivity of standard lot selection, and moreover, contribute greatly to securing credibility for official land prices.