주택실거래가와 공시가격 차이의 불형평성은 주택유형에 따라 차별적으로 나타나는가? : 서울시 아파트와 연립다세대주택 간 차이를 중심으로

초록

This study examines inequities in both the difference and the ratio between real housing prices and official housing prices across housing types—particularly multi-family housing and apartments—in Seoul. Using the Real Transaction Price and Official Housing Price datasets from 2006 to 2024, we estimate pooled cross-sectional models with fixed effects. The findings indicate that the gap between real and official housing prices widens as the growth rate of real housing prices increases for both housing types. This discrepancy is more pronounced in multi-family housing than in apartments. Moreover, as the difference between real and official housing prices widens, the realization rate of official prices declines. This pattern suggests that official prices tend to be undervalued in high-priced properties, underscoring the presence of vertical inequity. Furthermore, regional characteristics—such as proximity to subway stations and distance from Gangnam—affect the gap between real and official housing prices. The gap also exerts a stronger negative effect on the realization rate of official prices for multi-family housing than for apartments. This finding suggests that official prices for multi-family housing have been assessed less accurately, reflecting horizontal inequity. Improvements are necessary to ensure consistent assessment of official prices across housing types. In addition, regional characteristics—including accessibility to subway stations and distance from Gangnam—should be incorporated into the evaluation of official prices.

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