용도변경이 단독주택 실거래가격에 미치는 영향 - 서울시 마포구 연남동을 중심으로 -

Based on the bid-rent theory, this paper investigates theoretical study on the usage conversion of the single family housings. Using a hedonic regression model, this paper examines an empirical test on the effect of conversion of the single family housing prices with the single family housing transaction data in Yunnam-dong, Mapo-gu, Seoul. The major findings are summarized as below: first, everything being controlled, the usage attribute is a statistically significant factor to explain the effect of conversion on the housing prices. More specifically, the buyers pay 24%/㎡ premium for multi-family housings, 38%/㎡ premium for remodeling housings, 36%/㎡ premium for rebuilding after demolishment housings, and 60%/㎡ premium for mixed-use housings compared to hold-as-is-housings. Second, when restricting the data set to the cases of remodeling or rebuilding after demolishment, the buyers pay statistically significant higher premium for conversions into mixed-use and commercial use than for residential use. Third, as the floor-area-ratio increases 1%, the housing price premium increases 0.1%/㎡, and as the building-land-ratio increases 1%, the housing price premium increases 0.7%/㎡. Lastly, along with the density factors such as FAR(Floor Area Ratio) and BLR(Building Land Ratio), the width of the road is also a statistically significant factor to explain the single family housing prices.