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문재인 정부에 들어 주택가격 안정화를 위해 2021년 12월 기준, 총 26번의 부동산 정책을 발표할 정도로 가장 많은 부동산 정책을 실행해 오고 있다. 2019년 말부터는 전 세계를 강타한 COVID-19(코로나19) 팬데믹으로 정부는 경기부양책을 시행하였다. 이로 인하여 실물경제에 대한 자금 쏠림현상은 가속화되었고, 주택가격은 2배 이상 급등하게 되었다.
주택가격 안정화를 위하여 주택 공급확대가 필요하다는 주장에 따라 정부에서는 현재 수도권에 3기 신도시 개발을 진행하고 있다. 또한 공공재개발, 공공재건축 등 공공의 역할을 강조하고 있으며, 주택가격 안정화를 위하여 신속한 대규모 주택 공급이 필요하다.
우리나라 사람들은 자가소유 주택에 대한 욕구가 커 임대주택보다는 분양주택을 선호하는 경향이 있다. 주택가격이 급등하면서 자가소유 주택에 대한 욕구는 더욱 커지고, 불안감이 고조되는 상황과 겹쳐 주택수요에 대한 욕구는 그 어느 때보다 상승하였다. 따라서 무주택자를 위한 합리적인 가격의 품질이 높은 주택공급을 위하여 공공분양주택에 대한 연구가 절실하다.
이에 본 연구는 공공분양주택 구매자의 수요특성 및 선택요인을 연구하여 공공분양주택의 문제점과 개선방안을 찾음으로써 공공분양주택의 질적 향상 및 공급확대를 위한 시사점을 제시하고자 한다. 이를 위해 사전 8일동안의 예비설문조사를 거쳐 설문지를 수정·보완한 후, 부산·경남지역에서 최근 5년 이내에 입주한 5개의 공공분양주택 거주자 455명을 대상으로 공공분양주택의 인식 및 선호도, 선택요인 및 주거만족도, 공공분양주택 공급확대 의견 등을 조사하고 분석하였다.
실증분석의 결과를 정리하면 다음과 같다. 첫째, 공공분양주택에 대한 인식은 긍정적이었으며 그 이유는 저렴한 분양가 때문이었다. 공공분양주택의 브랜드는 민간 건설사 브랜드를 가장 선호하였고 그 이유로는 투자가치가 높기 때문이라는 의견이 가장 많았다. 공공분양주택의 선호 주택면적으로는 소형보다는 중형을 더 선호하는 것으로 나타났다. 공공분양주택의 선택요인은 교통의 편리성, 높은 투자가치, 주차공간의 편리성, 우수한 교육환경 순으로 조사되었다.
둘째, 주거만족도는 평균 이상으로 대체로 만족하는 것으로 나타났으며, 만족하는 이유로는 주변의 친환경, 높은 브랜드 인지도, 높은 투자가치 순이다. 반면, 불만족 이유로는 주차공간의 편리성, 교통의 편리성, 우수한 교육환경 순으로 나타났다. 주거만족도를 향상시키기 위하여 고려되어야 할 사항은 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성 순으로 조사되었다.
셋째, 공공분양주택 공급확대의 필요성에 대한 의견은 평균 이상으로 어느 정도 동의하고 있는 것으로 나타났다. 공공분양주택 공급 시 고려되어야 할 사항으로 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성 순이었다. 이는 주거만족도 향상을 위해 고려되어야 할 사항과 동일하였다. 또한 확대가 필요한 주택면적은 선호 주택면적과 동일하게 ‘74㎡ 초과~ 85㎡ 이하(30평형 초과~ 34평형 이하)’가 가장 많았다.
본 연구결과를 기초로 공공분양주택 구매자의 주거만족도 향상방안과 공공분양주택 공급 시 고려사항 등 시사점을 다음과 같이 제시한다. 첫째, 주거만족도를 높이기 위해서 한국토지주택공사 등 공공의 브랜드를 사용하기보다는 민간 건설사의 브랜드를 사용하여야 한다. 둘째, 공공분양주택에 대한 인식 및 선호도를 향상시키기 위해서는 공공분양주택 건설 시 ‘민간참여 공공분양주택건설사업’ 방식으로 추진하여야 한다. 셋째, 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성에 대한 욕구를 만족시키기 위해서는 공공분양주택 공급계획 시, 도심과 대중교통 연계가 가능하도록 입지선정에 신중을 기해야 한다. 넷째, 1~2인 가구를 위한 소형평수는 도심 역세권에 공급하고, 3~4인 가구를 위한 중형평수는 신도시에 공급하는 등 가구특성에 맞는 차별화된 공급계획이 필요하다.
2021년 현재까지 기초수급자 및 저소득층의 주거안정성을 위하여 공공임대주택에 대한 연구가 활발했던 반면, 무주택자 및 중위계층의 주거안정성을 위한 공공분양주택에 대한 연구는 거의 이루어지지 않았다. 본 연구에서는 공공분양주택 구매자의 수요특성, 선택요인, 주거만족도, 공급확대 필요성에 대한 의견 등을 분석함으로써 공공분양주택의 질적 향상 및 공급확대를 위한 시사점을 제시한 점에서 의미가 있다고 본다. 본 연구를 토대로 거주자의 주거만족도가 높은 공공분양주택의 공급확대가 이루어지길 기대하는 바이다.
주택가격 안정화를 위하여 주택 공급확대가 필요하다는 주장에 따라 정부에서는 현재 수도권에 3기 신도시 개발을 진행하고 있다. 또한 공공재개발, 공공재건축 등 공공의 역할을 강조하고 있으며, 주택가격 안정화를 위하여 신속한 대규모 주택 공급이 필요하다.
우리나라 사람들은 자가소유 주택에 대한 욕구가 커 임대주택보다는 분양주택을 선호하는 경향이 있다. 주택가격이 급등하면서 자가소유 주택에 대한 욕구는 더욱 커지고, 불안감이 고조되는 상황과 겹쳐 주택수요에 대한 욕구는 그 어느 때보다 상승하였다. 따라서 무주택자를 위한 합리적인 가격의 품질이 높은 주택공급을 위하여 공공분양주택에 대한 연구가 절실하다.
이에 본 연구는 공공분양주택 구매자의 수요특성 및 선택요인을 연구하여 공공분양주택의 문제점과 개선방안을 찾음으로써 공공분양주택의 질적 향상 및 공급확대를 위한 시사점을 제시하고자 한다. 이를 위해 사전 8일동안의 예비설문조사를 거쳐 설문지를 수정·보완한 후, 부산·경남지역에서 최근 5년 이내에 입주한 5개의 공공분양주택 거주자 455명을 대상으로 공공분양주택의 인식 및 선호도, 선택요인 및 주거만족도, 공공분양주택 공급확대 의견 등을 조사하고 분석하였다.
실증분석의 결과를 정리하면 다음과 같다. 첫째, 공공분양주택에 대한 인식은 긍정적이었으며 그 이유는 저렴한 분양가 때문이었다. 공공분양주택의 브랜드는 민간 건설사 브랜드를 가장 선호하였고 그 이유로는 투자가치가 높기 때문이라는 의견이 가장 많았다. 공공분양주택의 선호 주택면적으로는 소형보다는 중형을 더 선호하는 것으로 나타났다. 공공분양주택의 선택요인은 교통의 편리성, 높은 투자가치, 주차공간의 편리성, 우수한 교육환경 순으로 조사되었다.
둘째, 주거만족도는 평균 이상으로 대체로 만족하는 것으로 나타났으며, 만족하는 이유로는 주변의 친환경, 높은 브랜드 인지도, 높은 투자가치 순이다. 반면, 불만족 이유로는 주차공간의 편리성, 교통의 편리성, 우수한 교육환경 순으로 나타났다. 주거만족도를 향상시키기 위하여 고려되어야 할 사항은 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성 순으로 조사되었다.
셋째, 공공분양주택 공급확대의 필요성에 대한 의견은 평균 이상으로 어느 정도 동의하고 있는 것으로 나타났다. 공공분양주택 공급 시 고려되어야 할 사항으로 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성 순이었다. 이는 주거만족도 향상을 위해 고려되어야 할 사항과 동일하였다. 또한 확대가 필요한 주택면적은 선호 주택면적과 동일하게 ‘74㎡ 초과~ 85㎡ 이하(30평형 초과~ 34평형 이하)’가 가장 많았다.
본 연구결과를 기초로 공공분양주택 구매자의 주거만족도 향상방안과 공공분양주택 공급 시 고려사항 등 시사점을 다음과 같이 제시한다. 첫째, 주거만족도를 높이기 위해서 한국토지주택공사 등 공공의 브랜드를 사용하기보다는 민간 건설사의 브랜드를 사용하여야 한다. 둘째, 공공분양주택에 대한 인식 및 선호도를 향상시키기 위해서는 공공분양주택 건설 시 ‘민간참여 공공분양주택건설사업’ 방식으로 추진하여야 한다. 셋째, 교통의 편리성, 우수한 교육환경, 편의시설 이용의 편리성에 대한 욕구를 만족시키기 위해서는 공공분양주택 공급계획 시, 도심과 대중교통 연계가 가능하도록 입지선정에 신중을 기해야 한다. 넷째, 1~2인 가구를 위한 소형평수는 도심 역세권에 공급하고, 3~4인 가구를 위한 중형평수는 신도시에 공급하는 등 가구특성에 맞는 차별화된 공급계획이 필요하다.
2021년 현재까지 기초수급자 및 저소득층의 주거안정성을 위하여 공공임대주택에 대한 연구가 활발했던 반면, 무주택자 및 중위계층의 주거안정성을 위한 공공분양주택에 대한 연구는 거의 이루어지지 않았다. 본 연구에서는 공공분양주택 구매자의 수요특성, 선택요인, 주거만족도, 공급확대 필요성에 대한 의견 등을 분석함으로써 공공분양주택의 질적 향상 및 공급확대를 위한 시사점을 제시한 점에서 의미가 있다고 본다. 본 연구를 토대로 거주자의 주거만족도가 높은 공공분양주택의 공급확대가 이루어지길 기대하는 바이다.
목차
제1장 서론 ······································································································· 1제1절 연구의 배경 및 목적 ················································································ 11. 연구의 배경 ···································································································12. 연구의 목적 ···································································································2제2절 연구의 범위와 방법 및 구성 ······································································ 31. 연구의 범위 ···································································································32. 연구의 방법 ···································································································33. 연구의 구성 ···································································································4제2장 공공분양주택과 수요특성 및 선택요인에 관한 이론적 고찰 ··························· 7제1절 주택정책 ·································································································· 71. 주택정책의 개념 ·····························································································72. 주택정책의 필요성 ··························································································93. 공공주택 정책의 변천 ·····················································································10제2절 공공분양주택 ·························································································· 141. 공공분양주택의 개념 ······················································································142. 공공분양주택의 공급제도 ················································································18제3절 수요특성 및 선택요인 ··············································································· 241. 주택수요의 개념 ·····························································································242. 주택수요함수 및 주택수요 영향요인 ·································································253. 주택의 선택과정 ·····························································································27제4절 선행연구 고찰 ·························································································· 281. 공공주택에 관한 선행연구 ···············································································292. 수요특성 및 선택요인에 관한 선행연구 ·····························································323. 선행연구와의 차별성 ·······················································································35제3장 공공분양주택 공급 및 사례분석 ···································································37제1절 공급현황 및 공급계획 ················································································ 371. 공급현황 ········································································································372. 공급계획 ········································································································38제2절 사례분석 ·································································································· 401. 부산권 ············································································································402. 경남권 ············································································································473. 시사점 ············································································································52제4장 공공분양주택의 수요특성 및 선택요인에 관한 실증분석 ·································55제1절 실증분석의 개요 ························································································ 551. 실증분석의 목적 ·······························································································552. 실증분석의 내용 ·······························································································553. 설문구성과 분석방법 ·························································································56제2절 구매자의 일반적 수요특성 ············································································601. 인구특성 및 가구특성 ························································································602. 인식 및 선호도 ··································································································623. 선택요인 ········································································································· 634. 주거만족도 및 공급확대 필요성 ··········································································64제3절 구매유형 및 구매주택에 따른 수요특성 비교분석 ··········································· 681. 수요특성 교차분석 ····························································································682. 수요특성 분산분석 ····························································································72제4절 선택요인 실증분석 ······················································································771. 선택요인별 상관관계분석 ··················································································772. 선택요인에 관한 회귀분석 ·················································································793. 선택요인에 관한 의사결정나무분석 ····································································81제5절 분석결과 요약 및 시사점 ············································································· 861. 분석결과 요약 ··································································································862. 시사점 ·············································································································91제5장 결론 ·········································································································· 94제1절 연구의 요약 ································································································94제2절 향후 연구과제 ·····························································································97참고문헌 ··············································································································99부 록 ···················································································································106Abstract ··········································································································· 112
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