인구구조 변화와 주택가격 움직임: 전국 및 광역시 비교 분석 및 예측
Demographic Structure and Housing Price: Analysis and Forecast Using National and Metropolitan Data
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초록
본 논문은 비모수 추정법(nonparametric estimation)을 응용하여 인구분포와 표준화된 주택가격(주택가격-임대소득 비율)의 관계를 분석하였다. 비모수추정법에 의하여 추정된 연령반응함수는 생애주기가설의 설명과 대체적으로 일치하고, 추정된 주택가격지수는 실제 주택가격지수의 움직임을 잘 설명하는 것으로 나타났다. 서울 및 6대 광역시별로 추정된 연령반응함수는 지역의 인구분포에 따라 상이한 모습을 보이는 것으로 추정되었는데 고령화가 진행될수록 고령세대가 주택가격에 음(-)의 방향으로 영향을 미치는 것으로 보인다. 마지막으로 추정된 연령반응함수와 시나리오별 미래 인구추계를 사용하여 전국, 서울 및 6대 광역시의 미래 표준화된 주택가격을 예측하였는데 울산과 인천을 제외한 지역에서 표준화된 주택가격이 하락할 것으로 예측되었다.
Abstract
Employing the nonparametric estimation approach, we examine the relation between the demographic structure and normalized house price (the price-rent ratio) in Korea. We find that the estimated age response function is generally consistent with the implication of the life-cycle hypothesis, and that the estimated price-rent ratio tracks the actual price-rent ratio closely. Estimated age response functions for Seoul and 6 metropolitan cities in Korea show heterogeneous shapes, but the elderly population is more likely to have a negative impact on the price-rent ratio as the area becomes more aged. Using the estimated age response functions and population projections, we also make forecasts for the price-rent ratios and show that the price-rent ratio will decline in Korea except Ulsan and Incheon areas.
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