대한토목학회논문집 (KSCE Journal of Civil and Environmental Engineering Research)

  • 제37권5호
  • /
  • Pages.905-914
  • /
  • 2017
  • /
  • 1015-6348(pISSN)
  • /
  • 2799-9629(eISSN)
대한토목학회 (Korean Society of Civil Engeneers)
권호 표지
DOI QR코드

DOI QR Code

다수준모형을 이용한 보행친화적환경이 공동주택 전세가격에 미치는 영향

A Study on the Effect of Walking Environment (Characteristics) on Apartment Housing Rental Prices using Multi-Level Model

  • 서민정 (부산대학교 도시공학과) ;
  • 최열 (부산대학교 도시공학과)
  • 투고 : 2017.08.08
  • 심사 : 2017.08.31
  • 발행 : 2017.10.01
PDF 다운로드
⟨ 이전 논문 다음 논문 ⟩

초록

본 연구는 공동주택의 부산광역시 554개 국가기초구역과 1832세대의 개별세대주택을 대상으로, 기존의 건축 단지특성과 보행친화특성이 공동주택가격에 끼치는 영향에 대하여 분석하였다. 개별세대주택과 국가기초구역의 다양한 공간구역 특성을 바탕으로 보다 정확한 다층적인 분석을 위해, multi-level models 을 이용하였다. 분석 결과, Level-2의 국가기초구역별 보행친화특성은 전체분산의 약 77%를 잠재적으로 설명하였으며, 그 중 범죄안전특성에서 가장 많은 영향을 미치는 것으로 나타났다. 이것은 이전연구에서 많이 다뤄졌던 개별세대 공동주택별 분석보다, 한국에서 새롭게 제정된 국가기초구역에 따른 공간별 분석이 더욱 전체적으로 의미가 있다는 것을 의미한다. 이 연구결과는 요동치는 한국의 주택가격을 건강하고 안정적으로 유지할 수 있는 보행친화적인 도시설계 및 주택정책에 기여할 수 있을 것이라 생각한다.

We examine 554 state basic districts and 1832 householders in Busan metropolitan city to see whether the physical and walkable characteristics of housing influence apartment housing prices. We use two-level models modeling for a more accurate analysis. Walkable characteristics in level 2 state basic districts potentially explain 77% of the variation in housing values, with the highest impact on crime safety characteristics. Overall, our spatial multi-level analysis based on new state basic districts in Korea explained price variation better than previous studies, which considered each householder. The results provide policy opportunities for planners and citizen groups to pursue strategies that encourage the development of walkable and sustainable neighborhoods.

키워드

참고문헌

  1. Ackerson, K. J. (2005). A GIS approach to evaluating streetscape and neighborhood walkability, Master's Thesis, University of Oregon, Eugene.
  2. Archer, W. R., Gatzlaff, D. H., and Ling, D. C. (1996). "Measuring the importance of location in house price appreciation." Journal of Urban Economics, Academic Press, Vol. 40, pp. 334-353. https://doi.org/10.1006/juec.1996.0036
  3. Bliese, P. D. (2000). "Within-group agreement, non-independence, and reliability: Implications for data aggregation and analysis." Multilevel theory, research, and methods in organizations: Foundations, extensions, and new directions, K. J. Klein and S. W. J. Kozlowski, Eds., Jossey-Bass, San Francisco, C.A., pp. 349-381.
  4. Boyle, A., Barrileaux, C., and Scheller, D. (2013). "Does walkability influence housing prices?" Social science quarterly, WILEY, Vol. 95, No. 3, pp. 852-867. https://doi.org/10.1111/ssqu.12065
  5. Bryk, A. S. and Raudenbush, S. W. (1992). Hierarchical Linear Models: Applications and Data Analysis Method, Sage Publications, Thousand Oaks, C.A.
  6. Can, A. (1992). "Specification and estimation of hedonic house price models." Regional Science and Urban Economics, Elsevier B.V., Vol. 22, No. 3, pp. 453-474. https://doi.org/10.1016/0166-0462(92)90039-4
  7. Cervero, R. and Kockelman, K. (1997). "Travel demand and the 3Ds: Density, diversity, and design." Transportation Research Part D: Transport and Environment, Vol. 2, No. 3, pp. 199-219. https://doi.org/10.1016/S1361-9209(97)00009-6
  8. Choi, Y. and Kong, Y. (2003). "Price changes of the multifamily attached house in accordance with reconstruction probability." Journal of the Architectural Institute of Korea, Architectural Institute of Korea, Vol. 19, No. 8, pp. 123-130 (in Korea).
  9. Choi, Y., Seo, M. J., and Oh, S. H. (2016). "Walkability analysis of Busan's Urban Residential Zones." KSCE Journal of Civil Engineering, KSCE, Vol. 20, No. 6, pp. 2535-2547. https://doi.org/10.1007/s12205-015-0331-2
  10. Clifton, K. J., Livi Smith, A. D., and Rodriguez, D. (2007). "The development and testing of an audit for the pedestrian environment." Landscape and Urban Planning, Vol. 80, No. 1-2, pp. 95-110. https://doi.org/10.1016/j.landurbplan.2006.06.008
  11. Cortright, J. (2009). Walking the Walk: How Walkability Raises Home Values in U.S., CEOs for Cities.
  12. Cronbach, L.J. (1963). Course improvement through evaluation, Teachers College Record, Columbia University, New York, N.Y., Vol. 64, pp. 672-683.
  13. Day, K., Boarnet, M., and Alfonzo, M. (2005). Minnesota Inventory for observation of physical environment features linked to physical activity, Codebook, University of California Irvine, Irvine.
  14. Evans, A. W. (1973). The economics of residential location, Macmillan, London.
  15. Frada, B. and Clyde W. H. (2008). Handbook on Decision Support Systems 1., Springer-Verlag Berlin Heidelberg, Berlin.
  16. Gallimore, J. M., Brown, B. B., and Werner, C. M. (2011). "Walking routes to school in new urban and suburban neighborhoods: An environmental walkability analysis of blocks and routes." Journal of Environmental Psychology, Vol. 31, No. 2, pp. 184-191. https://doi.org/10.1016/j.jenvp.2011.01.001
  17. Gilderbloom, J. I., Riggs, W. W., and Meares, W. L. (2015). "Does walkability matter? An examination of walkability's impact on housing values, foreclosures and crime." Cities, Elsevier Ltd., Vol. 42, Part A, pp. 13-24. https://doi.org/10.1016/j.cities.2014.08.001
  18. Giles-Corti, B., Timperio, A., Cutt, H., Pikora, T.J., Bull, F.C., Knuiman, M., Bulsara, M., Van Niel, K., and Shilton, T. (2006). "Development of a reliable measure of walking within and outside the local neighbourhood: RESIDE's Neighborhood Physical Activity Questionnaire." Preventive Medicine, Vol. 42, No. 6, pp. 455-459. https://doi.org/10.1016/j.ypmed.2006.01.019
  19. Graves, P. and Linneman, P. (1979). "Household migration: Theoretical and empirical results." Journal of Urban Economics, Elsevier Inc., Vol. 6, No. 3, pp. 383-404. https://doi.org/10.1016/0094-1190(79)90038-X
  20. Heyns, B. (1986). Educational Effect: Issue in conceptionalization and measurement, In J. G. Richardson (Eds.), Handbook of Theory and Research for the Sociology of Education, New York: Greenwood Press, pp. 305-359
  21. Hox, J. (1998). "Multilevel modeling: When and why." Classification, data analysis, and data highways, I. Balderjahn, R. Mathar, and M. Shader, Eds., Studies in Classification, Data Analysis, and Knowledge Organization. Springer, Berlin, Heidelberg, pp. 147-154.
  22. Ji, O., Koo, Y., and Jwa, S. (2008). A study on satisfaction for pedestrian environment, Gyeonggi Research Institute, Gyeonggi (in Korean).
  23. Kang, Y. O. and Kang, A. T. (2013). "Strategic Plan for Building of spatial decision support service base on national basic districts." Journal of Korea Spatial Information Society, The Korean Association of Geographic Information Studies, Vol. 21, No. 2, pp. 85-97 (in Korean). https://doi.org/10.12672/ksis.2013.21.2.085
  24. Kim, T. (2009). An analysis of the relationship between physical elements of urban streets and pedestrian stisfaction, Master's Thesis, Hanyang University, Seoul (in Korean).
  25. Korea Appraisal Board (2016). Daegu, Available at: http://www.kab.co.kr/kab/home/eng/index.jsp (Accessed: August 7, 2017).
  26. Korea Land Housing Corporation (2002). Evaluation indicator of eco-friendly communities, Korea Land Housing Corporation, Seoul (in Korean).
  27. KRIHS (2006). A Preliminary Study to Measure Walkability Indicators in Residential Neighborhoods, Korea Research Institute for Human Settlements (in Korean).
  28. LaFontaine, T. (2008). Physical activity: The epidemic of obesity and overweight among youth: Trends, consequences, and interventions. American Journal of Lifestyle Medicine, SAGE Publications, Vol. 2, No. 1, pp. 30-36. https://doi.org/10.1177/1559827607309688
  29. Lee, M. C., Orenstein, M. R., and Richardson, M. J. (2008). "Systematic review of active commuting to school and children's physical activity and weight." Journal of Physical Activity and Health, Human Kinetics, Vol. 5, No. 6, pp. 930-949. https://doi.org/10.1123/jpah.5.6.930
  30. Ministry of Health and Welfare, Korea (2016). 2015 national health and nutrition survey (in Korean).
  31. Ministry of Justice, Korea (1981). Housing lease protection act (in Korean).
  32. Ministry of the Interior and Safety (2013). ROAD NAME ADDRESS ACT (in Korean).
  33. Molotch, H. (1976). "The city as a growth machine: Towards a political economy of place." American Journal of Sociology, The University of Chicago Press, Vol. 82, No. 2, pp. 309-322, http://www.jstor.org/stable/2777096 https://doi.org/10.1086/226311
  34. Park, K. H., Park, J. W., Jung, S. G., and You, J. H. (2007). "Developing the Evaluation Indicator of Pedestrian Environment for Promoting Walking Activity." Journal of Envirnomental Sciences, KENSS, Vol. 3, No. 1, pp. 23-43 (in Korean).
  35. Pham, T-T-H., Apparicio, P., Landry, S., and Lewnard, J. (2017). "Disentangling the effects of urban form and sociodemographic context on street tree cover: A multi-level analysis from Montreal." Landscape and Urban Planning, Elsevier B.V., Vol. 157, pp. 422-433. https://doi.org/10.1016/j.landurbplan.2016.09.001
  36. Pivo, G. and Fisher, J. D. (2011). "The walkability premium in commercial real estate investments." American real estate and urban economics association, Wiley, Vol. 39, No. 2, pp. 185-219. https://doi.org/10.1111/j.1540-6229.2010.00296.x
  37. Rattan, A., Campese, A., and Eden, C. (2012). Modeling Walkability, ArcUser, M. Pratt, Esri, Redlands, CA, Vol. 15, pp. 30-33.
  38. Raudenbush, S. W. and Bryk, A. S. (1986). "A hierarchical model for studying school effect." Sociology of Education, American Sociological Association, Vol. 59, No. 1, pp. 1-17. https://doi.org/10.2307/2112482
  39. Rauterkus, S. Y. (2011). "Residential land values and walkability." Journal of sustainable real estate, American Real Estate Society, Vol. 3, No. 1, pp. 23-43.
  40. Real Estate Information System, Korea (2016). Ministry of Land, Infrastructure, and Transport, Available at: http://rt.molit.go.kr (Accessed: August 7, 2017).
  41. Richardson, H. W., Vipond, J., and Furbey, R. A. (1974). "Determinants of urban house prices." Urban Studies, Sage Publications, Ltd., Vol. 11, No. 2, pp. 189-199. https://doi.org/10.1080/00420987420080341
  42. Saelens, B., Sallis, J., Black, J., and Chen, D. (2003). "Neighborhood-based differences in physical activity: An environment scale evaluation." American Journal of Public Health, Vol. 93, No. 9, pp. 1552-1558. https://doi.org/10.2105/AJPH.93.9.1552
  43. Seoul Development Institute (1998). The Seoul walking environmental master plan, Seoul Metropolitan Government, Seoul (in Korean).
  44. Seoul Institute (2016). Seoul public policy survey report (in Korean).
  45. Shelton, T. (2008). "Visualizing sustainability in urban conditions." WIT Transactions on Ecology and the Environment, Vol. 113, pp. 253-262
  46. Srinivasan, S. (2002). "Quantifying spatial characteristics of cities." Urban Studies, Vol. 39, No. 11, pp. 2005-2028. https://doi.org/10.1080/0042098022000011335
  47. The Real Estate 114 Corporation (2016), Available at: http://www.r114.com (Accessed: August 7, 2017).
  48. U.S. Green Building Council (2012). LEED for neighborhood development, Washington D.C.