https://dspace.hansung.ac.kr/handle/2024.oak/9565 2026-04-30T21:05:57Z 2026-04-30T21:05:57Z 金得中 https://dspace.hansung.ac.kr/handle/2024.oak/10179 2026-04-02T18:16:54Z 2001-12-31T15:00:00Z

Title: 環境變化에 따른 不動産 仲介業의 問題點과 改善方案에 관한 硏究 Author(s): 金得中 Abstract: The purpose of this study is to review the changing real estate market conditions and real estate agency businesses and thereupon, address the problems of the real estate agency businesses and thereby, suggest their solutions to help enhance the social trustworthiness of our real estate agency businesses and develop our real estate market in a stable way. The problems facing our real estate service businesses may be 1) opaque real estate businesses and poor information infrastructure, 2) inadequate response to a variety of real estate development demands due to the socio-economic environmental changes, 3) pre-modern real estate financing practices and 4) pre-modernity of the real estate distribution structure. The problems of the real estate agency system are 1) unrealistic agency fee, 2) limited agency services, 3) lack of the provisions protecting real estate agents, 4) lack of real estate advertisement controls and 5) lack of the provisions for foreign real estate businesses. On the other hand, the problems involving the real estate transaction information network are 1) poor response to changing market conditions, 2) poor understanding and management of the real estate agency information, 3) egoism (lack of cooperative agency spirit) of some real estate agents, and 4) confusion of the real estate markets. Under such circumstances, it is urgent to reform the public certified real estate agent system in order to improve real estate agents' quality and their services. First, it is deemed necessary to enact an omnibus real estate service code in order to create an environment for an efficient real estate transaction and total real estate services. Second, it is necessary to reduce the information service cost by activating the MLS network and thereby, enhance the efficiency of the real estate markets. Third, it is essential to introduce such systems as listing system and exclusive (monopoly) agency contract system in order to enhance the preciseness of information and real estate agents' trustworthiness and thereby, stabilize the real estate markets. Fourth, it is necessary to stabilize the real estate transactions by activating the Escrow Account System, and furthermore, establish Escrow companies to enhance the trustworthiness of the real estate markets. Fifth, it is essential to specify assistant agents' roles and responsibility clearly as well as their scope of responsibility to stabilize the real estate markets. Sixth, it is required to recruit the real estate professionals by adjusting the level of public certified real estate agents' exam, while drastically replacing such subjects not suitable to our reality as Real Estate Financing, Real Estate Public Laws, Assessment, Cadastral Code and Tax Codes to narrow the gap between markets and exam. Seventh, it is necessary to reform the real estate qualification system and transaction system to foster the professional real estate service people. Eighth, it is essential to promote larger-scale real estate agency businesses as well as their franchise networks.

2001-12-31T15:00:00Z 김경수 https://dspace.hansung.ac.kr/handle/2024.oak/9926 2026-04-02T18:14:48Z 2001-12-31T15:00:00Z

Title: 우리나라 감정평가 기준상 소득접근법의 문제점과 개선방안에 관한 연구 Author(s): 김경수

2001-12-31T15:00:00Z 金卿洙 https://dspace.hansung.ac.kr/handle/2024.oak/9925 2026-04-02T18:14:47Z 2002-12-31T15:00:00Z

Title: 우리나라 감정평가 기준상 소득접근법의 문제점과 개선방안에 관한 연구 Author(s): 金卿洙 Abstract: Now the real estate market is ruled by the economic principle, the recognition on the real estate is changing from owning to utilizing, and the focus of the market is changing from supplier to user. The appraisal and valuation industry during this change procedure of market needs a new establishment of the concept about the real estate value meeting the demand of the user-oriented market and foreign investors, the necessity about the income approaching way which was not treated significantly in practical valuation is getting higher, the efforts to set the ethics of appraisal and valuation, the practical standard of appraisal and valuation and so forth to an international standard are being progressed, the real estate valuation way newly introduced is connected to the security power of real estate which is the trend focusing on the stability and the fluidity rather than on the profit rate, the asset fluidity system is introduced as an alternative which is able to raise the short dating of the funds management and the fluidity of real estate according to focusing on the fluidity, and on the basis of it asset backed securities(ABS) and mortgage backed securities(MBS) are published , the real estate indirect investment like the introduction of REITs is being activated. This real estate market begins to be opened to foreigners with the new trend of changes, and it changed from the price environment of the prime cost-oriented to the price structure of cash flow oriented, it is necessary to approach schematically rather than to invest into a new market. In this domestic and foreign environments it is required to promote a unification of conceptual approach of valuation industry for the problems and improvement plan of income approaching way, and it is also required to suggest a new alternative for the theory of the way. Therefore, this research looked around the problems and improvement plan of income approaching way As seen from the above problems, the real estate market of our nation is not fully matured to introduce the income approaching way. But, considering the theoretical merit and realistic necessity of the income approaching way, we can't postpone the introduction of the income approaching way any longer. However we should make it to be used more efficiently in practice by correcting some problems before the introduction. Some alternative plans are as follows. Firstly, the unity of terms should be premised. In this time when the valuation theory and the techniques are developing rapidly, the academic world and the industry stick to limited terms used in the related laws, and until now they have never formally considered the problems of the properness and unity of terms. This attitude has the problems that it makes it difficult to confront with a new term generated from the changing valuation techniques and the theory. The reasons why this problems occur are that it was left unused for several decades owing to the stiffness of law though the real estate valuation related law which is descriptive has been changed gradually according as the new valuation theory and the techniques develop, and another big reason is that the valuation theory of our nation is excessively dependent only on Japan the development degree of which is much falling behind the Western. Secondly, in deciding the exchange rate of interest applied when applying direct exchange law, the trading price, the profit, the cost data of the similar case in market should be obtained for the market outflow law, but the appliance is not easy for the data securing is not easy for the time being as seen from the atmosphere of domestic real estate market avoiding the opening of data to the public. In addition, as the domestic real estate investors do not invest with considering the exchange rate of interest of real estate, the investigation of investors is premature to our reality, and in case of preparing a law the appliance is also not easy for there are lots of cases in which the subjectivity of valuation agent can be intervened. Thus, in case of direct exchange law it is difficult to determine the exchange rate of interest, and it is hard to be trusted entirely though it is determined. Thirdly, the problems of data collecting and the problems of exchange rate of interest which is the most big barrier to the introduction of the income approaching way should be solved somewhat, the problems of assurance should be treated reasonably. In addition, the problem of generating differences with the price by the existing method when applying the income approaching way will be gradually solved in the future with the bubble of real estate market of our nation being removed. When these problems will be solved, the data of the trading price, the profit, the cost of the real estate for profit within the valuation industry will be accumulated, the most atmosphere avoiding the opening of data even in the real estate industry will be relaxed by valuing with the introduction of the income approaching way. In addition, when the know-how about the real estate market analysis will be grossly accumulated by analyzing the real estate market with an interest in the income approaching way by the valuation agent will be a proper time to actively introduce the income approaching way. In this time as the income approaching way will be a main steam, our valuation industry should have a continuous interest in the income approaching way.

2002-12-31T15:00:00Z 정주영 https://dspace.hansung.ac.kr/handle/2024.oak/9919 2025-10-20T18:12:39Z 2009-12-31T15:00:00Z

Title: 오피스 매매가격 형성요인에 관한 연구 Author(s): 정주영 Abstract: Sine the IMF crisis in 1997, the office market has been internalized, and advanced, also being in flux. The purpose of this study is to analyze statistically the price-making factors influencing on the sales price of an office. The preceding analysis on an office mostly put the rent of office into a dependent variable, however, I have put the office sales prices into a dependent variable. I have also classified independent variables into inherent characteristics of real property including the rent and economic factors. In addition, I have tried to apply the Regression Analysis considering detailed other variables classified by district (central district, Gangnam district, Yeouido·Mapo district, Seoul other districts), ownership type (direct investment by a domestic owner, direct investment by a foreign owner, and indirect investment by a domestic or foreign owner), and type of building (general building, partitioned building) I have restricted the extent of location into central district (CBD), Gangnam district (KBD), Yeouido·Mapo district (YBD), and Seoul other district. For samples, I have selected offices over GFA 16,529 sq m which have been transacted within these four districts and being and used as the highest and best use. Also, the extent of time has been restricted by sales comparables transacted between year 2003 and the third quarter of 2009. For this study, I have merely chosen 82 cases available to be adopted as an independent variable out of more than 200 cases provided by DTZ Korea for this study. As a result, influential price-making factors are FAR (Floor area ratio), GALP (Government Announced Land Price) of the year of transaction, the converted Jeonsei price, KOSPI, and the growth rate of economy, but the number of building's storey is not a factor influencing on price. This study has been particularly to analyze interrelation of the rent as a dependent variable and the sale price, and to adopt general buildings and partitioned buildings as an independent variable. The limitations of this study are two; insufficient data and long time-interval. Provided that these two limitations are solved, this office model can be generalized and systematized.

2009-12-31T15:00:00Z