주택유형별 거래특성에 관한 연구 : 부동산중개사례를 중심으로 = A Study on the transactional characteristics with types of house

다국어 초록 (Multilingual Abstract)

ABSTRACT


A Study on the Transactional Characteristics with Types of House


Lim, Hyuk Sang
The Graduate School of Industry and
Business Management (eMBA)
Sejong University


The real-estate market of Korea faced a lot change after IMF bailout. There is another real-estate transaction feature coming into being due to the social change and various variables are coming into being at the time of real-estate transaction. This study researched the theory of housing type, housing transaction, intermediary cases and checked the pre-study and suggested discrimination with the existing studies. Concretely, we grasped the status of housing type and feature of the transaction and practiced literature study centered on the factor that decides the price of this housing and the determinative factor of housing selection by consumers. Also, we practiced literature study by reviewing the intermediary case theories and deepened analysis about the feature and the role of the real-estate intermediation. We analyzed the pre-study related to the housing transaction and suggested pragmatic study and grasped the transaction feature according to the types of housing that is being problem now. We analyzed these main variables and looked into the feature of present transactions.

Through this, it is significant to suggest the conditions that can reduce the problem and contribute to the activation according to the transaction features of the real-estate transaction as of, and utilize the results of this study as the basic data to the study related to the transaction feature of the real-estate.
The study is the one to investigate the feature at the time of transaction and the relationship among those variables, and they can be arranged as follow.
First, in Korea, there frequently may be a period unexpectedly during the real-estate transaction course due to the gap between contract period, balance period and mid-course period. To solve these problems, USA is implementing the system called 'Escrow' from a long time ago, and it is not prompt to us, but it may also be a good method to look for the strong points of the system of other countries and modify them to our country and accept them.

Second, we suggest the way to improve the problems and search for the activation of co-intermediation grasping the status of co-intermediation and single intermediation. The co-intermediation at the real-estate broker business needs to control many reverse functions due to this or the compromising strategy. Efficacious plan preparation is demanded such as deducing and utilizing the positive aspect of co-intermediation rather than revising such as upper limit of fees that is doubted of the efficacy in reality, fixing the intermediation fee or liberalizing the intermediary fee entirely.
Third, there are more consumers that consider social and cultural conditions rather than the condition of houses at the time of purchase of houses rather than the past. The choice of housing location is affected much by the environment, the types of living residents, traffic condition, education condition, information condition and financial condition. So, we can say that the decision of the self-government is important in the present status which the operation by gu(구) is generalized as it is centered on self-governments.

Fourth, one of the features related to the apartment purchase is that people tend to judge a house for investment, not for the people to live. Due to this, the government is reinforcing the regulation of real-estate by the side-effects occurring at the backside of fierce real-estate.

For the alternative to overcome these problems, it will contribute a lot in reinforcing urban competitiveness by considering the expansion of housing supply through the area redevelopment within the existing urban zone, stabilize the housing price of the capital area in the long term, reduce the resident traffic cost as the social cost and the cost related to the urban basic facilities, reduce environmental pollution, and reduce the undermining of environment of the outskirt of the cities, so it will contribute in reinforcing the urban competitiveness largely. Especially, by expanding the supply of apartment that can sustain much demand, it will fit the supply line due to the demand and will become the footstone in solving the problem occurring from the lack of housing.
Fifth, we can know that there is a gap between the housing type and intermediary method. In Korea, there is the feature according to the types of the houses such as apartment, single house and villa. We can know that the feature of the buyers and sellers show variably. Also, these features are having close relations to the housing market, and have the results of many intermediary methods. So, we must plan real-estate transaction in detail focusing on the feature of the salesmen by the type of the housings, and must put out the feature of the pertinent intermediary method in each type through this.

목차 (Table of Contents)

• 제1장 서 론 1
• 제1절 연구배경 및 목적 1
• 제2절 연구범위 및 방법 2
• 1. 연구의 범위 2
• 2. 연구의 방법 2
• 제2장 이론적 배경 4
• 제1절 주택가격 및 소비자의 주거선택 요인 4
• 1. 주택가격결정요인 4
• 2. 소비자의 구매 의사결정 관련 이론 10
• 3. 소비자의 주거선택요인 21
• 제2절 부동산 중개특성 및 역할 26
• 1. 부동산 중개업의 특성 26
• 2. 부동산 중개활동의 특성 28
• 3. 부동산 중개업자의 특성 29
• 4. 부동산 중개업자의 역할 32
• 제3절 부동산 계약의 특성 및 유형 34
• 1. 중개계약활동의 유형 34
• 2. 중개계약의 구분 및 단계 38
• 3. 부동산거래의 단계 40
• 4. 부동산거래의 현황 41
• 제4절 선행 연구 고찰 42
• 제3장 연구방법 45
• 제1절 자료수집 45
• 1. 조사 표본의 구성 45
• 2. 조사대상 및 자료수집 45
• 3. 자료의 분석 방법 46
• 제2절 가설설정 46
• 제4장 연구분석 및 결과 47
• 제1절 부동산 거래의 주요특성 47
• 1. 표본의 일반적 특성 47
• 2. 표본의 현황 47
• 3. 구매자의 거주지역에서 이주지역의 현황 48
• 4. 매매 대출현황 53
• 제2절 가설검증 54
• 1. 가설 1 : 공동중개가 단독중개보다 거래소요기간이 짧다. 54
• 2. 가설 2 : 거래기간이 길수록 매매가격은 해당주택호가에 가깝다. 55
• 3. 가설 3 : 대단지아파트 일수록 소단지아파트에 비해 거래기간이 짧다. 56
• 4. 가설 4 : 아파트는 다른 부동산 유형에 비해 거래요소 기간이 짧다. 57
• 제5장 결론 및 제언 59
• 제1절 연구결과의 요약 및 시사점 59
• 제2절 연구의 한계 62
• 참 고 문 헌 64
• 영 문 초 록 69
• 첨부: 중개계약서 72
• 계약서분석자료 76