서울시 권역별 중심지 영향력의 변화 분석: 오피스빌딩의 실질점유비용을 이용하여

초록

Commercial real estate is a market that represents urban change. Seoul is constantly changing due to various factors with the Poly-Central System as the basic plan. This study examined the changes in the urban space structure of Seoul through the office market among the commercial real estate markets. In order to compensate for the part that did not reflect the market situation in previous studies, this study aims to estimate the office rent price slope coefficient using the effective net occupancy cost(E-NOC) and to understand the dynamic changes and actual values of the urban space structure of Seoul.The analysis was conducted by calculating the network distance from each core area (CBD, GBD, YBD) for offices across Seoul from the first quarter of 2017 to the third quarter of 2022. McMillen (2003)'s modified repeat sales model was used to estimate the dynamic change in the relative centrality of each region, and the hedonic price model was used to confirm the actual influence of each region. As a result of estimating the relative price slope coefficient of effective net occupancy cost for the entire size, it was confirmed that the estimated coefficient of CBD increased and the influence decreased as of 2020. However, as a result of checking the absolute price slope coefficient using the hedonic price model, it was found that even though the influence of CBD decreased, the centrality was still stronger than that of YBD.

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