서울시 아파트 매매 및 전세가격 결정요인의 분석

Analysis on the Determining Factors of Apartment Sales Prices and Chonsei Prices in Seoul

1. CONTENTS (1) RESEARCH OBECTIVES While the subjects of earlier researches were only limited to sales prices of apartments, this thesis aims to carry out analysis on both the sales prices and the Chonsei prices of apartments in Seoul. The writer used random values for 4699 apartments in Seoul, or instrumental variables for values when impossible of presumption. To prevent data preponderance, data is distributed evenly to each district. Based on the analysis of the apartment prices in Seoul, this research analyzes Chonsei prices by applying the same descriptive variables. The result of analysis shows comsumers' preferences for occupancy patterns and differences between sales prices and Chonsei prices based on measurable factors. (2) RESEARCH METHOD ANALYSIS : semi-log & Hedonic Function, Multiple Regression Analysis (3) RESEARCH RESULTS In this article, the determining factors of apartment sales prices and Chonsei prices have been analyzed and influential power of each factor has been measured. First, it describes fluctuation in prices, which is caused by the difference between sales prices and Chonsei prices, and it also describes the differences among various price-determining factors. Second, it describes factors that influence the consumers' choices between sales or Chonsei. Third, it describes how different concepts of possession influence the price determining factors. 2. RESULTS As a result, there are three factors that influence determination of prices for apartments: internal factors such as size of the space, exposure, and level, area factors including distance from downtown and transportation facilities and finally surrounding factors such as presence of schools and parks, and the educational level of the area. As the result of the analysis, sales prices and Chonsei prices were found both high in the areas with good view and recreation facilities such as parks. The descriptive variables obtained similar results. The minus (-) exterior factors such as air pollution, pillar complex, age of the building, and exposure are found to be the factors that hinder rising of prices. As the floor space increases, the prices can rise relatively high. Consequently, household that own apartments with larger floor size profits more. 3. KEY WORDS Hedonic Functions, Chonsei price, apartment price, price-determning factors, etc