서울시 오피스 市場에서 賃貸料와 空室率間의 關係에 관한 硏究

Abstract

The foreign exchange crisis in the end of 1997 has caused great changes in Korea real estate market. A series of circumstantial changes which contain the collapse of mythical faith in price rising of real estate, foreign investment in national real estate, the enforcement of real estate stock-marketing system which makes real estate include into the capital market have triggered the turnover of the viewpoint and investment pattern for real estate from the existing ownership notion to that of utilization, and from capital profits to investment profits. At this point, recently increasing demand and supply for lease articles like officetels and office buildings make it clear that accurate analytical materials for real estate lease market are deeply needed. This research is focused on the lease market of office buildings among the vast lease market. Most of existing researches into rent of office buildings analyzed all factors affecting rent as well as physical features, however this paper places emphasis on the role of the rate of vacated rooms in rent of office building in Seoul city. That is, the analysis on the interrelation between the rate of vacated rooms and rent for the purpose of quick management with changes of a office market. In the analysis of the midtown area composing subordinary part of the office market in Seoul, the Yeoido area and the Kangnam area, the exchange rate of monthly rent applies the separate exchange rate in case separate rate is provided. In case of without separate rate, the average exchange rate was applied to convert deposit money for the lease of a house and guaranteed monthly rent. And the analysis of rent and the rate of vacated rooms in this research, the simple arithmetic mean method that fully reflects the importance of the market average price in which integrates distributive surveys was applied. As a result, the analysis showed that since 2000 the office market in the rate of vacated rooms and rent has been producing stable market, moreover the relation between the rate of vacated rooms and rent indicated no interrelation. At first the relation between the rate of vacated rooms and rent had been expected front and rear, however, the change of the rate of vacated rooms and rent appeared to be made almost at the same time. It is regarded that this resulted from the lack of research types with short research period. So if constant researches into the relation between the rate of vacated rooms and rent with a enough period is made, we can estimate a affecting period of these two indexes, which can help quick management with market changes.