수도권 고령자주택의 주거선호와 입지선택에 관한 연구

Abstract

본 연구의 목적은 고령자주택 입지유형별 예비수요자가 선호하는 주거선호특성 및 주거부대시설을 분석하고, 고령자주택 입지유형 및 규모 선택 결정요인을 예측하여 향후 고령자주택의 공급방향에 대한 시사점을 제시하는데 있다. 고령자주택의 입지유형은 도시형, 도시근교형, 전원휴양형 등 3가지로 분류하여 연구를 진행하였다. 고령자주택 입지유형별 주거선호특성 및 부대시설·서비스 분석은 AHP 방법을 통해 중요도 분석을 실시하였으며, 고령자주택 입지유형별 선택 결정요인 분석은 다항로지스틱분석을 이용해 입지유형, 규모(소형, 중형, 대형), 입지유형/규모 등의 선택 결정요인을 분석하였다. 분석변수 체계는 선행연구들에서 중복적으로 제시된 요인들을 종합하여 구축하였으며, 분석변수의 적합성을 요인분석, 신뢰도분석, 상관성 분석을 통해 검증하였다. 분석 자료는 수도권에 거주하는 45세 이상 65세 미만의 예비 고령자로 향후 고령자주택의 구입 및 거주(임차) 의사가 있는 자를 대상으로 하였다. 고령자주택 입지유형별 주거선호특성 및 선호주거시설 중요도 분석결과, 도시형의 경우는 자연 친화성, 도시근교형과 전원휴양형은 안전성이 가장 중요한 선호속성으로 분석되었으며, 의료기관 연계와 단지내 의료시설, 공공공간 등 3개 요인은 공통적으로 중요도가 높은 것으로 분석되었다. 선호 주거시설 측면에서는 공통적으로 내부 운동시설, 산책로, 수경공간, 메디컬센터, 교육 및 문화강좌 서비스 등에 대한 선호도가 높게 나타났다. 예비수요자들의 고령자주택 입지유형별 선택 결정요인 분석결과는 다음과 같다. 우선 도시형은 54∼65세 이하, 자녀가 없는 경우, 경제적으로 총소득 및 주택자산이 많은 경우, 향후 자녀와 동거를 희망하는 경우 선택하는 확률이 높다. 도시근교형은 45∼54세 이하, 미혼자녀가 있는 경우, 가구원수가 적을수록 주택선호특성 측면에서 접근성과 투자성, 자연 친화성을 중요하게 판단할수록 선호한다. 전원휴양형은 45∼54세이면서 남성인 경우, 가구원수가 많을수록, 주택선호특성 측면에서 경제성, 쾌적성, 자연 친화성을 중요하게 판단할수록 선택할 확률이 높다. 예비수요자들의 고령자주택 주택규모별 선택 결정요인 분석결과는 다음과 같다. 우선 소형 규모는 학력이 높거나 낮은 경우, 주택선호특성 측면에서 접근성과 자연 친화성을 중요하게 판단할수록 선택확률이 높다. 중형 규모는 소형을 선택하는 경우에 비해 미혼자녀가 있고 총소득이나 자산가치가 높은 경우, 부채가 없는 경우, 주택선호특성 측면에서는 투자성을 중요하게 판단할수록 선호하는 것으로 분석되었다. 대형 규모는 가구원수가 많을수록, 총소득이나 자산가치가 높은 경우, 주택선호특성 측면에서는 경제성과 쾌적성을 중요하게 판단할수록 선택할 확률이 높다. 이상 분석결과에 따른 향후 입지유형별 고령자주택의 공급적 시사점은 다음과 같다. 우선 도시형 고령자주택의 경우 부대시설측면에서는 마사지센터, 제공 서비스 측면에서는 식음료 제공 서비스를 제공할 필요가 있으며, 규모적 측면에서 소형과 중형을 균형적으로 공급해줘야 한다. 도시근교형 고령자주택의 경우 부대시설 측면에서 스파/온천 시설, 제공 서비스 측면에서는 간병인 서비스를 제공해줄 필요가 있으며, 규모적 측면에서 소형과 중형 위주로 공급하되 소형에 보다 비중을 높여 공급할 필요가 있다. 전원휴양형 고령자주택의 경우 전원생활을 경험할 수 있는 공간을 충분히 제공해주고 규모적 측면에서 소형과 중형을 균형적으로 공급해줄 필요가 있다.|The purpose of this study is to identify the characteristics of housing, service facilities and location of elderly households depending on location type, and to suggest the housing policy for the elderly households. To identify determinants of the housing choice model, this study categorizes type of location and housing size, and analyzes housing preference of elderly households. Location type is categorized into three types: urban type, suburban type, and leisure type. Types of housing size are grouped into three types: small, medium, and large. This study uses two separate methods: Analytic Hierarchy Process (AHP) method and multi-logit model. Using the AHP, we analyze characteristics of location type, housing type, and service facilities of elderly households. This study also uses multi-logit model to identify significant determinants in housing choice such as location type, size, and combination of those two. The variables used in the analysis are initially found in previous studies. We validate the applicability of the variables using factor analysis, reliability analysis, and correlation analysis. In order to conduct these analyses, we used household samples aged between 45 and 65 who are willing to buy or live (rent) a house in the near future. These households are considered as potential elderly households. The AHP model demonstrates the importance of housing preference indicators depending on the location type. The results show that eco-friendly environment is the most important component in urban type while safety outscores other indicators in suburban and leisure type. However, three factors - connectivity to medical facilities, on-site medical facilities, and open space - present the highest score in all three location types. For the service facilities, several elements such as on-site fitness center, walking trail, water space, medical center, education and culture service show the highest score among the housing preference indicators. The multi-logit model offers more sophisticated results that show housing choice of elderly households depending on location type. Elderly households are more likely to choose urban type when they are between 54 and 65 years old, do not have children, have higher income, and more valuable housing asset, and prefer to live with their children. In contrast, elderly households tend to choose suburban type when they are between 45 and 54 years old, have unmarried children, and have smaller household size. They also consider accessibility, profitability, and eco-friendly environment as important elements in the selection of the suburban type. However, if an elderly household is between 45 and 54 years old, male householder, has more family members, they tend to choose leisure type. They are more likely to put an emphasis on economy, comfort, and eco-friendly environment. Depending on different types of housing size, the estimated multi-logit model provides important results. When elderly households have higher education degree, and focus on accessibility and eco-friendly environment, they are more likely to choose a small house. On contrary to the small size type, elderly households tend to select medium sized house when they have unmarried children, earn higher income, possess more valuable assets, have less deficit, and consider profitability as the most important element in the housing selection process. The elderly households who choose large sized housing tend to have more family members, make higher income, own higher financial asset, and emphasize economy and comfort in the housing preference indicators. These results provide important policy implications for senior housing supply. For the urban type, elderly housing needs to build massage center, and provide beverage service for the residents. Small and medium sized housing should be properly provided. For the suburban type, the service facility should provide small hot springs/spa and private nursing service. The elderly housing with suburban type should mostly focus on provision of small sized house. For the leisure type, the community and the annexed facilities should jointly provide open/green space that residents can indulge. The elderly housing with leisure type needs to have both small and medium sized house in a proper manner.; The purpose of this study is to identify the characteristics of housing, service facilities and location of elderly households depending on location type, and to suggest the housing policy for the elderly households. To identify determinants of the housing choice model, this study categorizes type of location and housing size, and analyzes housing preference of elderly households. Location type is categorized into three types: urban type, suburban type, and leisure type. Types of housing size are grouped into three types: small, medium, and large. This study uses two separate methods: Analytic Hierarchy Process (AHP) method and multi-logit model. Using the AHP, we analyze characteristics of location type, housing type, and service facilities of elderly households. This study also uses multi-logit model to identify significant determinants in housing choice such as location type, size, and combination of those two. The variables used in the analysis are initially found in previous studies. We validate the applicability of the variables using factor analysis, reliability analysis, and correlation analysis. In order to conduct these analyses, we used household samples aged between 45 and 65 who are willing to buy or live (rent) a house in the near future. These households are considered as potential elderly households. The AHP model demonstrates the importance of housing preference indicators depending on the location type. The results show that eco-friendly environment is the most important component in urban type while safety outscores other indicators in suburban and leisure type. However, three factors - connectivity to medical facilities, on-site medical facilities, and open space - present the highest score in all three location types. For the service facilities, several elements such as on-site fitness center, walking trail, water space, medical center, education and culture service show the highest score among the housing preference indicators. The multi-logit model offers more sophisticated results that show housing choice of elderly households depending on location type. Elderly households are more likely to choose urban type when they are between 54 and 65 years old, do not have children, have higher income, and more valuable housing asset, and prefer to live with their children. In contrast, elderly households tend to choose suburban type when they are between 45 and 54 years old, have unmarried children, and have smaller household size. They also consider accessibility, profitability, and eco-friendly environment as important elements in the selection of the suburban type. However, if an elderly household is between 45 and 54 years old, male householder, has more family members, they tend to choose leisure type. They are more likely to put an emphasis on economy, comfort, and eco-friendly environment. Depending on different types of housing size, the estimated multi-logit model provides important results. When elderly households have higher education degree, and focus on accessibility and eco-friendly environment, they are more likely to choose a small house. On contrary to the small size type, elderly households tend to select medium sized house when they have unmarried children, earn higher income, possess more valuable assets, have less deficit, and consider profitability as the most important element in the housing selection process. The elderly households who choose large sized housing tend to have more family members, make higher income, own higher financial asset, and emphasize economy and comfort in the housing preference indicators. These results provide important policy implications for senior housing supply. For the urban type, elderly housing needs to build massage center, and provide beverage service for the residents. Small and medium sized housing should be properly provided. For the suburban type, the service facility should provide small hot springs/spa and private nursing service. The elderly housing with suburban type should mostly focus on provision of small sized house. For the leisure type, the community and the annexed facilities should jointly provide open/green space that residents can indulge. The elderly housing with leisure type needs to have both small and medium sized house in a proper manner.