Time to prepare for a shift from jeonse to monthly rent 전세난 급한 불 끄고 월세 시대에 대비해야 AUGUST 12, 2013 06:37 During what would normally be a summer holiday lull in the real estate market, apartment jeonse prices (a rental fee based on a lump-sum deposit) have risen for the 50th consecutive week. Northern Seoul Hyochang-dong`s 84m² apartments saw their jeonse price surge 48 percent to 400 million won (359,874 U.S. dollars) this year from 270 million (242,914 dollars) in 2011. In Gwangju City and Gangwon Province, some jeonse prices are higher than housing prices. In short, jeonse prices are going crazy. It is almost impossible to find jeonse apartments, and 20-30 people are paying advanced money to real estate agencies to wait for available jeonse homes. Low interest rates have prompted house owners to prefer monthly rent over jeonse, which has led to jeonse shortage. Monthly rent prices are currently formed at 4.5 percent of the housing prices, and owners can make double returns from monthly rent compared with bank deposit rates. This is why more home owners want monthly rent. With housing prices remaining in the doldrums, people are also delaying home purchases and instead turning to jeonse. The government`s missteps are also blamed for the jeonse price surge and shortage in the past three years. The government increased jeonse loan support for renters, and launched a system that enables home owners take out mortgage loans for the renters and collect interests from them. However, as jeonse loans increased, more people are delaying buying a house. With jeonse prices surging, it remains a question whether homeowners would take out loans for renters. A unique Korean rental system, jeonse has been deemed convenient but is likely to shift to monthly rent in the longer term due to falling housing prices and low interest rates. According to the Land and Transportation Ministry`s residence survey, the share of jeonse nationwide was 21.7 percent while monthly rent was 21.6 percent. Half-jeonse, based on smaller deposit sums balanced with monthly rents, is also increasing. To this end, the government needs to reorganize the renter support system from jeonse-focus to monthly rent. For example, instead of increasing jeonse loans, the income tax deduction for monthly rent should be raised. Acquisition tax should be cut while transfer tax for multi-homeowners should be abolished, to turn jeonse demand to purchase demand. In order to enable a soft landing of this jeonse-to monthly rent shift by preventing drastic fall in jeonse and surge in monthly rent, the public rental house measure should also be reconsidered. The current monthly rent focused public rental houses should be more allocated to jeonse, and lease houses should be supplied not only to those in poverty but also to more affordable low-income people. Homeowners who put their home on jeonse should be given tax deductions, and monthly rent income should be transparently taxed. The jeonse shortage will worsen in autumn moving season. The perception that jeonse price surge is local should be eliminated. During what would normally be a summer holiday lull in the real estate market, apartment jeonse prices (a rental fee based on a lump-sum deposit) have risen for the 50th consecutive week. Northern Seoul Hyochang-dong`s 84m² apartments saw their jeonse price surge 48 percent to 400 million won (359,874 U.S. dollars) this year from 270 million (242,914 dollars) in 2011. In Gwangju City and Gangwon Province, some jeonse prices are higher than housing prices. In short, jeonse prices are going crazy. It is almost impossible to find jeonse apartments, and 20-30 people are paying advanced money to real estate agencies to wait for available jeonse homes. Low interest rates have prompted house owners to prefer monthly rent over jeonse, which has led to jeonse shortage. Monthly rent prices are currently formed at 4.5 percent of the housing prices, and owners can make double returns from monthly rent compared with bank deposit rates. This is why more home owners want monthly rent. With housing prices remaining in the doldrums, people are also delaying home purchases and instead turning to jeonse. The government`s missteps are also blamed for the jeonse price surge and shortage in the past three years. The government increased jeonse loan support for renters, and launched a system that enables home owners take out mortgage loans for the renters and collect interests from them. However, as jeonse loans increased, more people are delaying buying a house. With jeonse prices surging, it remains a question whether homeowners would take out loans for renters. A unique Korean rental system, jeonse has been deemed convenient but is likely to shift to monthly rent in the longer term due to falling housing prices and low interest rates. According to the Land and Transportation Ministry`s residence survey, the share of jeonse nationwide was 21.7 percent while monthly rent was 21.6 percent. Half-jeonse, based on smaller deposit sums balanced with monthly rents, is also increasing. To this end, the government needs to reorganize the renter support system from jeonse-focus to monthly rent. For example, instead of increasing jeonse loans, the income tax deduction for monthly rent should be raised. Acquisition tax should be cut while transfer tax for multi-homeowners should be abolished, to turn jeonse demand to purchase demand. In order to enable a soft landing of this jeonse-to monthly rent shift by preventing drastic fall in jeonse and surge in monthly rent, the public rental house measure should also be reconsidered. The current monthly rent focused public rental houses should be more allocated to jeonse, and lease houses should be supplied not only to those in poverty but also to more affordable low-income people. Homeowners who put their home on jeonse should be given tax deductions, and monthly rent income should be transparently taxed. The jeonse shortage will worsen in autumn moving season. The perception that jeonse price surge is local should be eliminated. 전세난 급한 불 끄고 월세 시대에 대비해야 AUGUST 12, 2013 06:37 조선일보 전셋값이 여름 비수기에도 꺾이지 않고 50주 연속 오름세를 보인다. 서울 효창동 84m 아파트는 전세금이 2011년 2억7000만 원에서 올해 4억 원으로 2년 사이에 48%나 올랐다. 광주 강원에서는 전세금이 매매가를 추월하는 아파트가 속출하고 있다. 시중에 미친 전셋값이라는 말이 유행할 지경이다. 그런데도 전세를 구할 수가 없어 중개업소에는 수요자들이 2030명씩 선금을 걸고 대기한다. 전세난이 점점 심해지는 현상은 저금리로 인해 집주인들이 전세보다 월세를 선호하기 때문이다. 월세가 현재 주택 가격의 연 4.5% 안팎에서 형성돼 예금 금리의 2배 수익을 올릴 수 있다. 집주인들이 너도나도 월세를 늘리는 바람에 월세는 남아돌고 전세는 모자란다. 집값 상승을 기대할 수 없다보니 집을 살 수 있는 사람들이 사지 않고 전세로 눌러 앉는 것도 중요한 원인이다. 정부의 헛발질도 최근 3년간 계속된 전세난을 부추긴 측면이 크다. 정부는 세입자들의 어려움을 덜어준다면서 전세자금 대출 지원을 늘리고, 집주인이 세입자 대신 주택담보대출을 받고 이자는 세입자가 내는 목돈 안 드는 전세 대책을 내놓았다. 그러나 전세금 대출이 늘어나면서 되레 집을 살 수 있는 사람도 집을 안사는 경우가 많아졌다. 전세난 시대에 집주인이 구태여 세입자를 위해 직접 대출을 받겠느냐는 의문이 생긴다. 전세는 한국에서만 볼 수 있는 독특한 제도로 편리한 점도 많았지만 장기적으로 보면 집값 하락과 저금리로 인해 점차 월세로 전환될 것으로 보인다. 국토교통부 주거실태조사에 따르면 지난해 전국의 전세는 21.7%, 월세는 21.6%로 이미 비슷해졌다. 전세금을 줄이는 대신 월세를 받는 반전세도 늘고 있다. 따라서 전세에만 맞춰진 지원제도를 월세 시대에 맞춰 정비할 필요가 있다. 예를 들어 전세자금 대출만 늘리게 아니라 세입자의 월세 소득공제 혜택도 늘려야 한다. 취득세를 인하하고 다주택자 양도세 중과를 없애 전세 수요를 구매 수요로 바꿀 필요가 있다. 전세 급감과 월세 급증을 막아 전-월세 전환을 연착륙시키려면 공공주택의 방향 전환도 필요하다. 월세 위주인 공공임대주택의 전세 비중을 늘리고, 빈곤층 뿐 아니라 일반 서민까지 이용할 수 있는 임대주택을 다양한 형태로 공급해야 한다. 전세를 놓는 집주인에게는 소득공제 혜택을 주고 월세 수입에 대해서는 투명하게 과세할 필요가 있다. 가을 이사철이 되면 전세난이 더 심해질 전망이다. 전셋값 상승이 국지적 현상이라는 안일한 인식부터 버려야 한다.
Posted on: Wed, 14 Aug 2013 04:07:40 +0000
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