서울시 산업군별 고용 접근성이 토지가격에 미치는 영향: G2FCA접근성과 다층회귀모형을 이용하여
Measuring Effects of Job Accessibility in Industry Sectors on Land Prices in Seoul, Korea
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초록
대도시문제가 심화되면서 그동안 많은 도시 연구와 정책은 고용 접근성의 분석틀로 도시공간구조를 진단하고, 보다 지속가능한 도시구조를 만들기 위한 노력을 진행해 왔다. 이 연구는 기존 연구를 검토한 후 서울시 산업 고용을 제조업, 생산자서비스, 소비자서비스, 분배서비스, 그리고 공공행정비영리 산업군이라는 총 5개의 산업군으로 분류하고 이에 대한 고용 접근성을 측정한다. 그 다음 그 효과를 주거용과 비주거용 토지가격을 통해 분석한다. 경험 연구로 다층회귀모형을 이용해 다른 관련 변수를 통제하면서 각 산업군에 대한 고용 접근성이 주거용과 비주거용 토지가격에 미치는 영향을 규명하였다. 실증 분석 결과를 보면, 첫째, 전체 고용, 소비자서비스, 생산자서비스, 공공행정비영리 산업군에 대한 고용 접근성이 높을수록 주거용과 비주거용 토지가격에 프리미엄이 발생하였다. 둘째, 분배서비스와 제조업에 대한 고용 접근성이 높을수록 주거용과 비주거용 토지 가격은 낮았다. 셋째, 각 산업군에 대한 고용 접근성 효과는 주거용보다 비주거용 토지가격에서 높게 나타났다. 이 연구의 결과 전체 고용 접근성의 토지 가격 프리미엄 효과뿐만 아니라 각 산업군별 고용 접근성의 차별적 효과를 확인하였다. 이 연구 결과는 앞으로 보다 적실한 토지이용과 교통 정책을 마련하는 데 다양한 시사점을 줄 것으로 기대한다.
Abstract
This study aims to analyze the effects of job accessibility by five industry types on residential and non-residential land price in Seoul, 2010. After reviewing the relevant studies, we classified the industry into five sectors and Generalized Two-step Floating Catchment Area (G2FCA) approach measured the job accessibility of the five sectors. The multilevel regression models captured the effects of the job accessibility on residential and non-residential land price, controlling other variables. The models confirmed that higher job accessibility to all sectors, consumer service, producer service, and public and non-profit service generated the premium in land price. However, higher accessibility to distribution service and manufactures discounted the land price. The job accessibility index and the effects on land price provides a few insightful policy implication. The key findings on the link between job accessibility and land price suggests the better land development and land use policy considering the response of property market to job accessibility.
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