공익사업을 위한 토지 등의 취득 및 보상에 관한 법률에 의하면 보상액의 평가는 사업인정고시일 전의 시점을 공시기준일로 하는 공시지가를 기준으로 시점수정과 지역 및 개별요인을 비교하고, 인근 보상선례를 이용하여 기타요인을 보정하여 산정한다. 이는 보상평가 시 개발이익을 배제하기 위한 제도이나 현실적으론 보상액 평가의 기준이 되는 공시지가의 산정방법 및 적용시점, 시점수정 및 기타요인의 반영 등으로 인하여 개발이익의 배제가 완전하지 못한 실정이다. 지구지정일을 사업인정일로 하는 것이 형식적으로는 개발이익의 배제가 적극적으로 이루어지는 것으로 볼 수 있다. 그러나 지구지정일 전부터 개발계획이 알려져 수용지구의 지가가 앙등하고, 이에 따라 공시지가 및 지가변동율 산정 시 개발이익이 일부 포함되고 있으며, 개발이익이 포함된 토지보상은 공익사업 수행에 부담으로 작용하는 것이 현실이다. 이러한 맥락에서 본 연구에서는 최근에 실시된 공익사업지구의 보상평가를 분석하여 개발이익의 포함실태를 파악하고, 이를 토대로 보상평가 시 개발이익의 배제를 위한 구체적인 방안을 제시했다.
Article 23 of the Constitution guarantees the right of property, and the article 23 states that expropriation, use, or restriction of private property from public necessity and compensation are governed by law but just compensation must be paid. The amount of compensation is estimated by making other adjustments on compensation precedents in the neighborhood, making adjustment of time, location, and physical factors on the GALP (Government announced land price) of the benchmark site, as of prior date to the recognition notice date of the public project. Therefore, the exclusion of betterment may depend on how to calculate time GALP applied to, time adjustment, and other factors. According to the「Act on the Acquisition of Land, etc. for Public Works and the Compensation Therefore」the time of compensation estimate is assumed as the recognition date of the public project. If the date of zoning-designation is assumed as the recognition date, the exclusion of betterment seems to be executed in theory. However, in practical the GALP eventually includes betterment since the land prices in the accommodated district have elevated and speculation has been terrible as the public project has leaked out from much earlier than the date of zoning-designation. Consequently, it is necessary that the GALP announced one-year earlier than the date of zoning-designation is applied to estimate of the compensation for more positive exclusion of betterment. Next, making time adjustment has two methods, to apply the GALP and PPI (Producer price index). Again, time adjustment by the GALP has two methods, to use the benchmark in neighboring Si and Gun and to use the average rate of land inflation nationwide, but the latter method is adequate for more positive exclusion of betterment. Time adjustment for estimating other adjustments by compensation precedents in the neighborhood is based on the average rate of land inflation nationwide, and applying actual transaction prices by Real Estate Transactions Reporting System; then, exclusion of betterment and propriety of the amount of compensation will be further promoted. Betterment should be excluded but dissatisfaction on compensation of the accommodated will become high. This is because prices of lands neighboring the project will highly increase and owners of lands neighboring can be privatized unearned incomes from it. It is necessary to seek a means to redeem development profits of neighborhood so as to promote fairness between the accommodated and owners of neighboring lands and to settle excessive compensation.
I. 서 론
II. 보상평가와 개발이익
III. 보상평가 시 개발이익의 포함실태 분석
IV. 결론
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