KR101161347B1 - Real estate management system and method thereof - Google Patents

Abstract

The present invention provides a low-cost tenant for real residents for real life, guarantees a stable return to investors who want to invest, and through a fast debt repayment to a real estate owner or construction implementer with a debt, and The present invention relates to a real estate management system and method for securing the soundness of creditors and enabling all related parties to expect additional profits. Some of the proceeds from the sale of the beneficiary securities shall be deposited at the interest rate and operating expenses of the investment securities, and the repayment of the bonds with the other payments. To give priority to ownership of the property Room provides investment products that ensure a safe and profitable as to ensure the soundness of the creditors and owners by making available to residence or investment incarnation as well as a superior effect to make the property a small cost to the occupancy and profits.

Apartment, Real Estate, Real Estate, Bond, Unsold, Investment, Real Estate, In-kind Investment

Description

Real estate management system and method

The present invention relates to a real estate management system and a method thereof, and in particular, provides a low-cost tenant for a real resident for real life, to ensure a stable return to investors who want to invest, to a real estate owner or construction contractor with a debt The present invention relates to a real estate management system and method that enables the fast repayment of debt to ensure the soundness of property owners, builders and creditors, as well as additional benefits for everyone involved.

Recently, the demand for housing including apartments has temporarily slowed down due to various real estate tax and economic recession, and the number of unsold apartments is increasing due to the completion of large-scale apartment complexes built by employment stimulus and housing supply policy. .

In general, a construction company (enforcement company) operates by financing the construction of apartments from creditors, constructing and selling apartments, repaying the debts according to the bonds, and realizing profits from the profits.

However, if unsold real estate increases, it will be difficult to repay these bonds, increasing interest burden, and creditors (mainly banks) will be delayed in recovering bonds, which will lower both soundness of construction companies and creditors.

On the other hand, if the number of unsold real estate increases and the number of vacant homes increases, the overall value of the apartment decreases, so the possibility of buying or selling unsold real estate will decrease. As a result, construction companies often frequently buy unsold real estate below the presale price for preferential debt repayment and secure liquidity, resulting in increased dissatisfaction among the tenants and lowering the value of apartments. Many problems arise.

As a result, the soundness of the builders and creditors is secured only if the unsold real estate is sold early or prevented from delaying the debt repayment by the unsold real estate.

 According to the current regulations on housing supply, in the overheated districts such as the Seoul metropolitan area, it is mandatory to subscribe to apartments using the Internet, and many patents have already been applied for the method for this. Looking at the related patent information, there is a first published Patent No. 2001-97756, the present invention relates to a system and method for providing information of unsold apartments using the Internet. It is characterized by providing to consumers by filtering by region, by sale price. However, since the present invention merely provides information on the remaining unsold apartment to the consumer, it is difficult to solve the unsold apartment problem.

In addition, the related Patent Publication No. 2005-87512 relates to a lottery apartment sale method using online, and receives the information on the unsold apartments from the apartment sale company server takes a method of determining the winner through the lottery sale server. In the present invention, after recruiting applicants by providing information on a specific real estate, the amount of the applicants is calculated and the lottery is sold only to the applicants who have paid the application amount. Is taking. However, if the number of applicants is small, the amount of entry increases rapidly and its effectiveness is low.

On the other hand, various proposals for half price apartments or split-sold sale of various types have been expected to induce the sale of unsold apartments. However, these methods are tied to the current law and are difficult to adopt due to the limited practical implementation. have. Therefore, various efforts to realize such a half-price apartment are expected to take some time, such as the reorganization of related laws, to be practically introduced into the construction market. .

In addition, the existing approach to such half-price apartments in most cases uses the remaining investment from the investor to pay for the remainder, and then allocates the increase to the investor when the apartment price increases in the future. There are also aspects in which substantial half-price apartments are not realized due to instability of investment returns linked to the rise, which does not provide sufficient investment attractiveness. Therefore, it is difficult to carry out a stable and stable business for half price apartments by attracting investment based only on the rise of existing apartment prices.

Therefore, it is possible to prevent the deterioration of the value of the real estate due to unsold housing, while allowing the construction company to repay debts on real estate built on the basis of debt, such as unsold apartments, buildings, and buildings. There is an urgent need for new ways of real estate management that can provide lasting and stable benefits.

An object of the embodiments of the present invention for improving the above-mentioned problems is that the manager (financial rights, enforcer, creditor, trust company, separate business, etc.) that has been entrusted with the operation of the real estate through the investment of the creditor or owner (including investment in kind) It is to provide a real estate management system and method for enabling quick repayment of debts by selling a part of the shares in the investment right and then providing a portion of the debts to the creditors to repay some of the debts first.

Another object of the embodiments of the present invention in the operation of real estate invested in kind by a creditor or owner, the remaining amount of the real estate and investment rights for the real estate excluding the partial amount for providing interest on the investment right of the purchase price After repaying the debts under bonds, the real and investment rights are sold and repaid at the preset time, thereby reducing the interest burden and increasing the real residents of the real estate. It is to provide a real estate management system and method to prevent the decline of the value of the real estate through.

Another object of the embodiments of the present invention is to deposit a portion of the money purchased and sold securities corresponding to investment rights and real residence rights by operating the real estate invested in kind from the creditor or owner as investment interest interest and operation costs Repayment of bonds by payment, and at the time of the expiration of the right of investment, granting the real owner or investor the opportunity to preferentially buy a relative stake, thereby giving priority to ownership of the property to the real owner or investor. To provide a real estate operation system and method to provide the opportunity to preempt the property.

Another object of the embodiments of the present invention is to sell real estate and investment rights for real estate invested in kind by a creditor or owner to repay bonds first from the amount excluding investment interest, and sell the real estate at a certain point of time. Providing real estate management system and method to repay residence right and investment right, and to realize profits by dividing the increase by investor, real right holder and manager or construction company when value of the real estate increases. will be.

Another object of the embodiments of the present invention is that the creditor in-kind invests a part of the real estate as collateral, and the owner (including the real estate agent) sells a part of the real estate in kind, and then divides the stake into residence and investment rights. Repays the debtor to the creditor from the price excluding the interest on the investment right, and gives the resident the right to take part or all of the investment right at the expiration of the predetermined investment right; Real estate operation that enables the real estate operation to be performed smoothly even if the owner lacks funds by loaning and allocating the cost for the residual investment right as collateral for the owner's spot investment interest and the share including the residual investment right. It is to provide a system and a method thereof.

Another object of the embodiments of the present invention is to provide a real estate management system and a method for a manager to receive a portion of the investment right sold as an operating fee, and to obtain a portion of the increase in the value of the sold property to generate operating profits. To provide.

It is still another object of the present invention to provide a real estate operation system and method for providing the stability of the investment by ensuring that the principal of the investment right of the investor according to the spot investment of the creditor provides the stability of the investment.

Another object of the embodiments of the present invention is to provide the real tenant with all the right to use the real estate so that the real tenant can not only live or use the real estate but also use the real estate as a charter. It is to provide a real estate management system and method to ensure the maximum availability of real rights.

In order to achieve the above object, the real estate operation system according to an embodiment of the present invention sells the shares of the real estate into real housing rights and investment rights through the in-kind investment of the creditor or owner and paid to the investor of the price The debtor's debts are repaid in advance with the remaining payments, and the real estate is sold at a predetermined time and the redemption of the real and investment rights can be repaid with the money, or the relative shares can be bought preferentially to the real landlord or the investor. An unsold real estate management server configured to provide a right to provide real estate ownership priority; Providing equity and interest information of the real estate, recruiting and receiving investment rights to the unsold real estate management server, obtaining the beneficiary certificates accordingly, and providing them to the investor, and investing from the unsold real estate management server at a predetermined time point It is characterized in that it comprises an investor management server that obtains the interest according to the right and provides to the investors.

It further comprises a real tenant management server for providing real estate ownership stake information of the real estate to the real estate owner server to receive and provide payment to the unsold real estate management server and to obtain the beneficiary certificates accordingly to the real tenant. do.

Real estate management method according to another embodiment of the present invention comprises the steps of providing a share management rights of the real estate to the manager server through the spot investment of the creditor or owner; Obtaining, by the manager server, a share management right of the real estate, dividing the share into real housing rights and investment rights, and selling one or more of them; Repaying the debtor's debts first with the remaining price except interest to be paid to the investor out of the price sold by the manager server; And selling, by the manager server, the real estate at a predetermined time point, repaying the real right of ownership and investment right, and distributing profits or providing an opportunity to preferentially purchase a relative stake to the real right owner and the investor. It is done.

Real estate management system and method according to an embodiment of the present invention is a manager (financial rights, enforcer, creditor, trust company, separate business, etc.) that has been entrusted with the operation of the real estate through the investment of the creditor or owner (including investment in kind) of the real estate After selling some of the shares as an investment right, a portion of the money is provided to the creditor to repay some of the debts first, enabling quick debt repayment, thereby reducing the burden of interest on the debtor's debt. There is an effect that becomes possible.

The real estate operation system and method according to an embodiment of the present invention are a part for providing interest on the investment right among the real estate right and the purchase price of investment right for the real estate in operating the real estate invested in kind from the creditor or the owner. After repaying the debt according to the bond from the remaining amount except the amount, the real right of ownership and investment right are sold and repaid at the preset time, thereby reducing interest burden and reducing interest burden through priority repayment of debt. Increasing the number of real tenants will help to reduce the value of real estate.

In the real estate operation system and method according to an embodiment of the present invention, a portion of the price for buying and selling securities corresponding to investment rights and real residence rights by operating real estate invested in kind from a creditor or owner is deposited as investment interest and operating expenses. To repay the bonds at other payments, and to give the real landlord or investment right to the real landlord or the investor by giving the real landlord or investor an opportunity to preferentially purchase the counterparties at the time of the expiration of the investment right. This provides an excellent advantage in preempting the property at a small cost.

Real estate operation system and method according to an embodiment of the present invention by selling the real estate right and investment right for real estate invested in kind from the creditor to repay the bond first from the amount excluding the interest of the investment right, and sell the real estate at a certain point In addition, the real estate and investment rights are repaid, and when the value of the real estate increases, the investment right holder, the real landlord, and the manager or the construction company divide the increase, thereby realizing profits.

In the real estate operation system and method according to the embodiment of the present invention, the creditor in-kind invests a part of the real estate as collateral, and the owner (including the real estate agent) in-kind invests a part of the real estate, and then converts the share into residence and investment rights. The debtor shall repay the debtor on the creditor from the price excluding the interest on the investment right, and give priority to the resident to take part or all of the investment right at the expiration of the predetermined investment right. Unsecured investment rights can be allocated by borrowing the cost of the residual investment rights as collateral for the share of the owner's spot investment and shares including residual investment rights, enabling smooth real estate management even in the absence of funds available to the owner. It is effective to maximize the feasibility of such operation service.

The real estate management system and method according to an embodiment of the present invention is operated by the manager receives a portion of the investment right selling amount as an operating fee, and acquires a part of the increase in value of the real estate selling value to generate the operating profit. There is an effect to make this possible.

The real estate operation system and method according to the embodiment of the present invention can facilitate recruitment of investors by ensuring that the principal of the investment capital of the investor according to the spot investment of the creditor provides the stability of the investment by the creditor. There is.

The real estate operation system and method according to an embodiment of the present invention allow the real tenant to provide all the right to use the real estate so that the real tenant can actually live in or use the real estate and use the real estate as a charter. By allowing to allow the maximum availability of the real housing right to the maximum has the effect of increasing the value of the real housing right.

BRIEF DESCRIPTION OF THE DRAWINGS The above and other objects, features and advantages of the invention will become more apparent from the following detailed description of the present invention when taken in conjunction with the accompanying drawings. For convenience of explanation, the embodiment will be described based on the apartment complex and the apartment, but it is noted that the present invention is not limited to the apartment but can be applied to all kinds of real estate built with debt.

In particular, the present invention described below encompasses all kinds of construction, extension, reconstruction, remodeling and reconstruction of real estate such as apartments, buildings, general buildings, houses, malls, etc. To provide attractive investment benefits for real rights and investment rights, and to provide quick cash refunds to the implementer (owner) even in the absence of debt, while enabling the implementer, owner and investor to realize satisfactory profits. It is to provide an operation method.

1 shows a general asset structure for an apartment complex 10 for sale, as shown, the total market value 11 of the apartment complex 10 is substantially project financing, i.e. borrowed from the creditor. It consists of the developer's profit (12), which can be obtained by selling both the bond and the apartment complex.

If such a sale is completed, the implementer can repay debt to the creditor and realize profit through profit by using the sale price. However, if the number of unsold households is low due to low pre-sale, the repayment of debts will increase, resulting in an increase in the interest burden.

In other words, even if there are a lot of assets according to the total market value, there is a shortage of cash available to manage.

2 is for explaining the asset liquidity of one unsold apartment based on one apartment.

As shown, one apartment consists of debt 21, which is a part of the total market value 20, in actual value, and an expected profit 22 of the developer, which is the remainder. In case of such apartment, the developer executes the preservation registration for the real estate after construction, and if the payment for the sale is made in full, the transaction is completed by registering the transfer of the preservation registered property in the name of the presale.

However, in the case of an unsold apartment, the registrar registers the preservation registration and simultaneously executes the trust registration to the trust company to prevent the creditor from changing the right to the apartment.

Therefore, in the present invention, when the in-kind investment is made so that the creditor can manage the equity in the mortgage apartment, it is possible to promptly recover the debts, thereby reducing the anxiety of the creditor and reducing the interest burden of the enforcer who is the debtor. In addition to the early debt reimbursement, it is possible to introduce real residents and investors into satisfactory conditions, and to provide attractive investment methods with more realistic plans for half-price apartments. .

3 is for explaining the operation of the real estate according to an embodiment of the present invention.

As shown, it will be described based on one apartment 30, which can be extended to the same way for the building or the complex. Of course, as mentioned above, it can be applied in a similar manner to any real estate that is not an apartment.

First, the creditor or the owner makes an investment in kind on one apartment 30 so that the manager can manage the equity of the apartment.

A certain portion of the apartment's share, for example 60%, is to be held by the creditor, and 40% of the stake is sold to the external investor 50 to provide investment rights (beneficiary certificates) 45. The external investor 50 may propose a fixed interest rate or a variable interest rate with a fixed minimum interest rate, and for this purpose, a portion of the investment rights 45 selling price is separately managed as interest and operating expenses 52. In the example shown, 10% of the total assets are deposited for interest and operating fees on investments. The investor's investment can be guaranteed in principal by the creditor's (60%) of the creditor or the guarantee of the creditor through collateral.

If the investors pay a fixed interest of 5% per year and guarantee the principal, they can easily attract investors because they can receive attention as a reliable investor when the market's general interest rate is low. Interest payments can also be guaranteed because interest will be provided at costs previously deposited in the investment.

Meanwhile, the remaining amount of 30% of the investment (40% of the apartment value), except for the 10% of the apartment value, is provided to the creditor to be used for debt repayment, so that the creditor can quickly It will be repaid, and the contractor will be able to reduce the burden of interest.

The manager 60 is responsible for some of the deposits (e.g., apartment value of the value of the apartment) in exchange for such operations as recruitment and guidance of investors, splitting and partial depositing of investment funds, and repayment of bonds using investment funds. 1%) as an operating fee, enabling the establishment and operation of such managers.

Figure 4 relates to a method of selling the stake of the creditor corresponding to 60% of the apartment shares to repay the remaining bonds.

This is to recruit real residents, if the real residents pay 60% of the share of the apartment to provide real housing rights (beneficiary certificates, lease rights correspondence), so that the real residents 70 has the same effect as the charter rights It is possible to move into the apartment according to the real right of residence 91, and the price 91 provided for acquiring the real right of residence is provided to the creditor 100 to repay the debt.

Meanwhile, the investor 80 can stably receive interest on the investment 92 from the amount of depositing 10% of the apartment value, and the amount of the investment 92 other than the deposit is provided to the creditor 100 so that the debt is liable. Used for repayment.

If real and investment rights are established in this way, the creditor will be able to recover all of his / her bonds, and the contractor will be completely free from the interest burden.

The investment right and the real residence right may be established at the same time. In general, investment rights can attract short-term investors due to the advantages of fixed interest rates and principal guarantees, but real housing rights may require some time to buy and sell because individual residents must be recruited.

However, by applying the above method, first, creditors can be confident that they can quickly recover a portion of the investor's investment, and that they can also recover the remaining bonds according to the sale of real rights. It can increase.

On the other hand, in the case of real housing rights, it is substantially a charter, so if the contractor does not sell for a certain period of time, the contractor can use the stake as a charter, so the risk is considerably lower than if the entire apartment share is left unsold. .

And, if the bond does not reach 90% of the actual value of the apartment, such as the relatively extreme case shown, it is possible to generate additional revenue by repaying the bond and operating the remaining amount in the manager.

On the other hand, unlike the case shown in the drawing, the ratio of real housing rights can be lowered and investment rights can be made higher to facilitate the recruitment of real residents, and the ratio of bonds that are redeemed first can be increased as investments increase. .

In addition, the real residence right may provide not only the right to use the real estate but also various rights to utilize the real estate. For example, the real tenant may provide the real estate to other users through the right to use the real estate. have. In other words, the real estate can be rented to other users in the form of a charter or a rent.

Increasing the attractiveness of real housing rights enables the tenants (or renters) to move in quickly, thereby increasing the share of tenants in the apartment complex. This leads to the smooth operation of the surrounding commercial areas and the revitalization of the apartment complexes, which is an excellent function of increasing or maintaining the apartment value compared to the case where the ratio of unemployed apartments is low by unsold apartments. The low share-rate by unsold apartments is a major cause of deterioration of the value of the apartments. Therefore, this can be prevented, thereby increasing the possibility of the realization of the profits of the construction companies (including investors and managers) when liquidating the beneficiary certificates. .

On the other hand, the sale and sale of real estate shares can be carried out in a realistic legal framework such as issuing collateral bonds and the provision of beneficiary certificates. have.

5 is a view illustrating a method for repaying real residence rights and investment rights (ie, beneficiary certificates) according to an embodiment of the present invention. In the illustrated example, the manager sells two years later in accordance with the general charter period. If the ratio of real housing rights is lower than the surrounding prices, the apartments are sold after a longer period of time (for example, three or four years) in order to consider the real tenants and to realize the benefits of statistical probability of increasing the apartment value. The right to live and invest can be repaid.

As shown, if the value of one initial apartment (110) is 100, the bond is 90, and the builder's expected profit is 10, then if the apartment is unsold and operated in the manner described above, 60 In this case, the real tenant will have a beneficiary certificate based on the real right of ownership, and the investor will have a beneficiary certificate based on the right to invest 40 shares in the apartment. Of these investment rights, the value of 10 of the total apartment value is set as a deposit for interest payments or operating fees.

Therefore, by using the price 90 from the sale of the investment right and the real house right for the repayment of the bond, the creditor can recover all the bonds, the construction company is no debt and the interest burden disappears.

Subsequently, after a predetermined period (two years in the illustrated example), the manager sells the apartment, and with this sale price 130, the beneficiary certificate (-60) for the real residence is liquidated, and the investment right The Korean Revenue Securities (-40) will be closed. In this case, if the actual value of the apartment rises to 100 + a, the increase a after the liquidation can be taken by the contractor. If dividends are assigned to investors, real tenants, or managers in accordance with the increase in value, the increase may be divided accordingly.

On the other hand, if there is a remaining amount of money used as the interest provision or operation fee of the deposit may be taken by the construction company.

6 shows an example of the present method and the present invention, and shows an example of the situation when the value of the real estate is 100 and the bond is 90, as shown.

First, if the unsold real estate remains unsold for two years because the unsold real estate cannot be used as a means other than trading as in the present case, the bond and the interest due to the bond as shown (for example, 10% per year) The contractor will be purely -8 in loss since it is subtracted from the real estate value. On the other hand, apartments that are unsold real estate and left unattended for two years are difficult to expect a price increase, and the value may fall below the pre-sale price.

In this case, the creditor is unlikely to recover the bond unless the property is sold and the value of the mortgage deteriorates, making it more likely that the creditor will not be able to recover interest on the bond.

However, by applying the same method as the present invention, it is possible to increase the value of the apartment (at least maintained) when activating the apartment occupancy by increasing the ratio of tenants to the apartment.

If the value of the apartment rises, the right to repay the bonds can be repaid by the right of residence and investment, so that no interest on the bond is generated (some may occur if the sale of housing is delayed, but this is ignored). If the interest rate on investment rights is 5% per year, interest equal to -4 is paid for two years. If the value of the property rises to 110 (calculated at an average apartment growth rate of 5%), you can get 16 profits after clearing all beneficiary certificates, and even if the value of the property does not increase, you can get 6 profits. Will be. Although not listed here, it is clear that even if some operating expenses are eliminated and bond interest may be incurred over a period of time, the company will be able to expect superior returns over current methods.

In other words, in the case of a construction company that is currently preparing a floating fund by selling unsold apartments with a sale price discount of 3 ~ 40% in an unconventional manner, in order to obtain tenants for unsold apartments, if they apply the same method as the present invention In addition, it is possible to expect profits while reducing creditors, and creditors (related companies that provide financial institutions, construction and materials such as banks, and those who want to collect money) can also secure cash through rapid collection of money, which is conducive to sound health.

FIG. 7 is for explaining another embodiment of the present invention, and describes a manner in which an execution company (owner) contributes some of its shares in kind in order to secure more realistic and stable liquidity. Note that each stake shown is variously changeable and the present invention is not limited to the shown stake.

In the example shown, if 80% of an apartment's share (230) is a bond and the operator's profit is 20%, then the owner's (owner's) rights for 20% of the apartment's total market value would exist, In this case, the implementer will be able to hold some of the shares that are operated by making an investment in kind. In the example shown, 10% of the 20% shares are paid in-kind, and the remaining 10% is given up for the purpose of depositing interest and operating expenses on investment rights.

As shown, the share 240 of the real estate that is actually operational consists of a 50% stake in the creditor (or owner), a 10% stake in the spot investment of the owner, and a 40% stake in the investment right as shown. .

The 40% of the investment rights are sold to an external investor 250, and a portion 252, which is 10% of the shares, is deposited for expenses for interest payment and operation, and a portion corresponding to 30% of the shares (251). ) Is provided to the creditor and used to pay off part of the debt first.

For the easy recruitment of the investor, a fixed interest (for example, 6% per year) can be provided and the principal guaranteed.

FIG. 8 illustrates an operation situation in which 50% of the spot investment shares of the creditor are sold with real rights, and as shown in FIG. 8, 50% of the total shares are provided to the real resident (270). While trading, 40% of the total shares can be invested while providing investment rights (in the form of beneficiary certificates) to the investor 280, so that the trading value of 80% of the total shares can be used to repay the debt.

On the other hand, for the interest and operating costs on these investment rights, a deposit of 10% of the total equity can be made, and the 10% (290) owner's share remains the owner's share.

9 is an example for explaining the operation of real estate more comprehensively. In this case, the investment interest is issued with a fixed rate of 6% while issuing a three-year beneficiary certificate (various forms such as public bonds or collateral bonds). In the three-year period, the company can pay 18% of its 40% stake, which is a real stake of 7.2%. In addition, the real tenant may be granted an absolute right to use the property, including the right of residence and occupancy for three years. Of course, if you want to repurchase the investment right or real residence right before a certain point, this may be prohibited or a certain penalty may be applied.

In addition, when the expiration date of the investment beneficiary certificate is three years old, the right of purchase of a relative share may be given to the investor and the real resident. (The value of the real shareholding may be based on bank appraisals). On the other hand, real owners are given the right to purchase more than a portion of the shares corresponding to the investment rights repurchased at the time of the expiration of the investment right, and if necessary, the bank appraisal or discounted bank appraiser Applicable

That is, from the perspective of the real tenant, the right of residence can be secured through the real right of residence, which is equal to or lower than that of the general charter. Priority acquisition, purchase of all remaining shares and transfer of ownership. In other words, this means that real tenants can preempt real estate with a low amount (a charter is available and can be carried out with minimal investment cost) in anticipation of an increase in value. In addition, it is possible to realize profits as much as the interest rate of the actual value increase at the time of repurchase, and is free from various restrictions such as transfer tax, heavy taxation, and two-year real residence, compared to the case of purchasing real estate with a loan to preempt such real estate. The value is quite high.

On the other hand, when real estate owners repurchase, the owner (owner) can purchase the real estate owner and use it as a charter, so there is no risk of financial liquidity of the developer, so there is little risk from managing the real estate.

As shown, it is possible to preferentially repay debts by operating real estate with a value of 100 and, at the maturity of the investment right (three years in the example shown), give the real landlord or investor the opportunity to make a preferential purchase of the counterparties. Grants (priority between real tenants and investors) or selective or differential incentives (discounts, etc.) can lead to reinvestment to realize additional gains from value increases.

For example, at the time of the expiration of the right to invest three years as described above, the real property value 330 becomes 100 + a, where the real tenant and the investor can repurchase their beneficiary certificates, First, we can buy more. In the above-described embodiment, the liquidation of the beneficiary certificates is performed through real estate sales, but by providing an opportunity to purchase additional shares, various investment effects can be obtained. First, investment rights are redeemed at maturity. In the case of a real tenant, he / she may repurchase his / her beneficiary certificates or purchase some or all of the shares under the redeemed investment right. When the real tenant repurchases his / her beneficiary certificate, profits from the increase in real estate value may be obtained according to the equity ratio. At this time, if the developer purchases the real right and uses it as a charter, the value increase corresponding to the investment right and the owner's stake all belong to the implementer, so that the implementer can expect a profit without burden. On the other hand, the funds for the repurchase of the investment right can be further loaned with the real right of ownership and the owner's equity, so that the real estate operation can be continued without liquidity anxiety. In addition, when the share of the real housing right is lower than the actual rent charter price, additional liquidity gains (charter deposit-repurchase of real housing rights) can be obtained when the charter using the real living right is used.

If the real tenant buys an additional share (for example, 20-50% (including owner's share)) at the first purchase opportunity, if all the shares have been bought, the ownership transfer can be completed to complete the operation of the property. For example, in case of buying some shares (e.g., buying a minimum 20% stake) (340), the real tenant has 70% of the total stake, and the implementer (owner) has a 10% stake in the owner. The company will own a 30% stake, which will require a 20% stake to repurchase investment rights. At this time, the purchase of the investment right can be completed through a loan equal to 20% (the interest can be paid through a deposit or an increase in the value of the real estate) with the total 30% stake, and in such cases, the real estate can be purchased without any liquidity anxiety. Operation can continue.

On the other hand, if the real tenant buys only a part of the stake, it is preferable to limit the retention period to 2 years, for example, to induce liquidation of the remaining stake at that time. That is, it is preferable that the real tenant purchases the shares in the remaining 30% or sells the real estate to arrange the shares held by the implementer (owner). It can be stated.

In addition, the situation in which an investment right holder buys real rights is the same as the case in which the real right owner purchases additional shares. At this time, it is preferable that the investment right holder is an investment right holder having at least 20% of the stake or the investment right share is 20% when the real right of purchase is purchased.

FIG. 10 shows that in the real estate management method of the owner's spot investment method, when a real right holder purchases a stake corresponding to the investment right at the expiration of the right to invest, the incumbent owner provides an incentive to discount 30% from the increase in value according to the interest. In this case, the cash flow appears when the burden on the developer is high, which is to buy all the real estate and distribute the increase in value to external investors.

The example shown is the case where the real right of ownership and investment right (the owner's share is also included in the right to invest) is 50:50, the unit is 1,000 won, and the real right holder and the investor have the same dividend in case of profit or loss. (Indeed, investments by external investors can be excluded from dividends because they offer interest at fixed rates, and the owners can have all of these dividends, and can divide them at various rates with the real tenant).

As shown, when the initial apartment market value is 100 million won (debt of 80 million won), the market value of residential right is 50 million won, the value of investment in the execution company is 10 million won, and the value of investment right (expiration three years) is 40 million won. There will be a total of 90 million won in cash income. Among them, the securitization funding, that is, the debt is 80 million won, and the remaining amount is actually 10 million won, which preserves the deposit for use to provide interest on investment rights (fixed interest rate of 6% per year). Any interest income or operating expenses for the preservation of such deposits will be omitted.

In the first year, second year and third year, the interest of the investment right is 2.4 million won, which is paid from the deposit, and according to the apartment price increase rate of about 5% per year (half of the 10% increase in the average apartment price increase in the metropolitan area). After three years, the market value of the apartment will increase to 15,763,000 won.

At the end of the third year, if the real tenant buys all the remaining 50% shares, the real tenant provides KRW 55,517,000, a 30% discount from the price increase of the 50% stake corresponding to the investment right. Own an apartment. In other words, a real tenant would gain about 10 million won.

If the developer and the external investor divide the increase of 5,517,000 won from the sale of the investment rights, the settlement amount for each share will be 11,103,000 won for the investor and 44,414,000 won for the external investor. In other words, the external investor will invest 40 million won, which will pay 11,614,000 interests after three years, resulting in a high return on investment of 9.6% per year.

On the other hand, in case of developers, all profits are deducted and profit of 18,317,000 won is contrasted with loss in most cases when unsold.

As described above, according to the embodiment of the present invention, the beneficiary certificates can be settled through the sale of real estate, and an effective real estate stake processing method through providing the right of purchase (in this case, the real tenant and the investor can enjoy the effect of preemption of the real estate). In any case, the creditor can recover the bonds quickly, and the owner / operator will not show any liquidity problems, thus increasing the reliability of the operation.

This high reliability will increase the feasibility of this operation method, so that it is possible to quickly collect debt (satisfaction with creditors and executives), provide stable investment products (investor satisfaction) and attract attractive (low cost, charter utilization, Real estate preemption, realization of profits based on equity) Real housing rights (realistically feasible half-price apartments) (satisfaction of real tenants), as well as real estate management services that can expect additional profits will be provided by the implementer.

In particular, by providing a system that can operate this effectively, it is possible to manage the flow of funds immediately and reliably and to manage beneficiary certificates according to such various situations, and to conduct trading / loan / interest provision according to the change of each stake at the optimal time. By doing so, it is possible to suppress discomfort due to disparity and unnecessary additional costs.

FIG. 7 illustrates a system configuration according to an embodiment of the present invention. As shown, an operation server 200 for operating unsold real estate and a creditor 310 for repaying a debt according to a bond from the operation server 200. ), A trust company server 320 that manages trust registration and trust securities, and the like, and an operation assistant 400 that assists in operations such as real investment rights, real housing rights, and sales.

The operation server 200 sells the shares of the real estate into real housing rights and investment rights (such as issuance of public bonds) through the creditor or owner's spot investment on the real estate registered with the trust company, and invests in the money. The debtor's debt is first repaid with the remaining amount excluding interest to be paid to the lender, and the real estate is sold at a predetermined time and the redemption of the real and investment rights is repaid with the amount, or the relative interest is given to the real tenant or the investor. It may be configured to give the right to buy so as to give the property ownership priority. Each of these components may be composed of a function unit for each feature and function and a control unit for managing the function units.

On the other hand, the operation assistant 400 is an investor management server 210 for recruiting and managing beneficiary certificates, interest management, etc., and a real tenant management server for recruiting and managing beneficiary certificates for real residents. 220, a sales management server 230 for performing trader management and contract management for selling the real estate for liquidation of beneficiary certificates after a predetermined contract period, and a database 240 for storing all of the related information. can do.

The investor management server 210 provides stake information and interest information of the real estate, recruits and receives investment rights, provides the unsold real estate management server, obtains a beneficiary certificate accordingly, and provides the investor with a predetermined time point. It may be configured to perform a function to obtain interest according to the investment right from the unsold real estate management server to provide to the investor. In addition, it may further include a configuration for performing a function for acquiring a real right of ownership according to the preferential stake purchase.

The real resident management server 220 provides the real resident equity information of the real estate to receive and provide the real resident right to the unsold real estate management server, and to obtain the beneficiary certificates accordingly, to provide to the real resident. It can be configured to perform. In addition, it may further include a configuration for performing a function to allow the purchase of some or all of the investment right at the time of expiration of the investment right according to the preferential purchase of shares.

On the other hand, the sales management server 230 is configured to perform the function of recruiting the traders in consideration of the contract period for the real estate, contracts for sale and receive the payment and provide to the unsold real estate management server 200 Can be.

In addition, in order to extend the function of the operation assistant 400 online, a web server 420 which provides an internet access interface to the servers or some function of the functions of the servers are accommodated to operate the management application online. The web application server 410 may be further configured.

In the above described and illustrated with respect to preferred embodiments according to the present invention. However, the present invention is not limited to the above-described embodiments, and various changes and modifications may be made by those skilled in the art without departing from the scope of the present invention. .

1 is a conceptual diagram showing the asset value of the apartment complex.

2 is a conceptual view showing a right state for one apartment.

3 and 4 is a conceptual diagram illustrating an implementation manner according to an embodiment of the present invention.

5 is a conceptual diagram for explaining a method of clearing beneficiary certificates according to an embodiment of the present invention.

Figure 6 is a comparison table comparing the results of the operation of the unsold real estate according to an embodiment of the present invention and the current method.

7 and 8 are conceptual views illustrating an implementation manner according to another embodiment of the present invention.

9 is a conceptual diagram illustrating a beneficiary preferential buying method according to another embodiment of the present invention.

10 is a table showing a cash flow in accordance with another embodiment of the present invention.

11 is a block diagram showing the configuration of a real estate management system according to an embodiment of the present invention.

Claims (3)

The shares of the property are sold through real estate and investment right by the creditor or owner's spot investment, and the debtor's debt is first repaid with the remaining price except interest paid to the investor. An unsold real estate management server configured to provide real estate ownership priority by selling the real estate and repaying the real right of ownership and investment right, or providing the right of real estate owner or investment right holder to purchase a relative stake; Providing equity and interest information of the real estate, recruiting and receiving investment rights to the unsold real estate management server, obtaining the beneficiary certificates accordingly, and providing them to the investor, and investing from the unsold real estate management server at a predetermined time point And an investor management server for acquiring interest according to the right and providing the investor with interest. According to claim 1, Real estate owner management server for providing real estate ownership stake information of the real estate to the real estate owner server by recruiting and receiving the price to the real estate management server, and obtains the beneficiary certificates according to the real estate owner; Real estate management system, characterized in that it further comprises. Providing an equity management right of the real estate to the manager server through a spot investment of the creditor or the owner; Obtaining, by the manager server, a share management right of the real estate, dividing the share into real housing rights and investment rights, and selling one or more of them; Repaying the debtor's debts first with the remaining price except interest to be paid to the investor out of the price sold by the manager server; And selling, by the manager server, the real estate at a predetermined time point, repaying the real right of ownership and investment right, and distributing profits or providing an opportunity to preferentially purchase a relative stake to the real right owner and the investor. Real estate management method.

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