GIS를 이용한 다차원 Isovist 시지각 특성이 도심 상업용부동산 가치에 미치는 영향 연구

The purpose of this study is to set the prototype of multidimensional Isovist for visibility assessment, specifically focused on the 3D Isovist, and also to estimate its impact on commercial real estate tax that overlooked among the previous research. To conduct the analysis,this study develops 2D and 3D Isovist analyses using GIS. Then, it investigates the relationship between 2D/3D Isovists and commercial real estate tax in the CBD area based on three hedonic price models. The results show that commercial real estates having much visible space have higher values than those with less visibility. It implies that visibility is the critical factor to evaluate commercial real estate values as well as residential real estate values because it plays a role for the price premium. This study suggests some research values and implications. First, based on the 3D Isovist, it can measure more precise values of the commercial real estates than 2D Isovist. Second, this study can guide the objective estimation of the commercial real estate values in Seoul and suggest the guidelines of future urban area development through the case study of Columbus CBD area. Third, it is necessary to consider non-market environmental values when the real estate tax is rated. Fourth, commercial real estate development associated with higher levels of open space and view should increase not only its long-term values but also user’s convenience.