나이스옥션 법원경매 서울남부 2025타경4173 [1] 서울특별시 양천구 신월동 420-7 미성트라움 제102동 제4층 제403호 다세대주택 경매

물건 개요

면적

금액

회차별 입찰내역

감정평가 요약

감정평가기관: 성심 · 평가일 2025.01.14

구분건물감정평가요항표

위치 및 주위환경

본건은 서울특별시 양천구 신월동 소재 "강서초등학교" 북서측 인근에 위치하며, 주위는 단독주택, 다세대주택, 아파트 및 근린생활시설 등이 혼재하며 제반 주위환경은 보통임.

교통상황

본건 소재 건물까지 차량접근이 가능하고 인근에 노선버스정류장이 위치하는 등 제반 대중교통상황은 보통임.

건물의 구조

본건은 철근콘크리트구조 (철근)콘크리트지붕 지상6층 건내 제4층 제403호로서,
(사용승인일: 2019.06.24)

외벽: 석재붙임 마감 등
창호: 샷시창호 등임.

이용상태

공동주택(단지형다세대주택)으로 이용중임.

설비내역

위생, 급배수설비, 개별냉난방설비 및 승강기설비 등임.

토지의 형상 및 이용상태

본건은 인접필지와 등고평탄한 장방형 토지로서, 공동주택(단지형다세대주택) 건부지로 이용중임.

인접 도로상태등

본건 서측 및 동측으로 포장도로와 각각 접함.

토지이용계획 및 제한상태

도시지역, 제2종일반주거지역(일반주거지역 세분내용의 추가상향 불허), 도로(접합) 가축사육제한구역<가축분뇨의 관리 및 이용에 관한 법률>, 제3종 구역(나지구)<공항소음 방지 및 소음대책지역 지원에 관한 법률>, 수평표면구역<공항시설법>, 진입표면구역<공항시설법>, 상대보호구역(강서양천교육청에 반드시 확인 요망)<교육환경 보호에 관한 법률>, 대공방어협조구역(위탁고도:77-257m)<군사기지 및 군사시설 보호법>, 과밀억제권역<수도권정비계획법> 임.

공부와의 차이

-

기타참고사항(임대관례 및 기타)

임대관계 미상임.

주변 매각 통계

인근 유사물건의 최근 매각 실적입니다.

AI 물건분석

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물건 기본정보

본 물건은 서울특별시 양천구 신월동 420-7 미성트라움 제102동 제4층 제403호에 소재한 다세대주택입니다. 사건번호는 서울남부지방법원 2025타경4173 (1)이며, 부동산강제경매로 진행 중입니다. 감정가는 250,000,000원입니다.

토지 면적은 23.15㎡ (약 7.00평)이며, 건물 면적은 35.70㎡ (약 10.80평)입니다. 토지와 건물은 일괄 매각 대상입니다. 채권자는 박OO입니다.

2. 입지조건

본건은 서울특별시 양천구 신월동 소재 "강서초등학교" 북서측 인근에 위치하고 있으며, 주변은 단독주택, 다세대주택, 아파트 및 근린생활시설 등이 혼재하여 주위 환경은 보통 수준입니다. 차량 접근이 가능하며, 인근에 노선버스정류장이 위치하여 대중교통 이용도 편리한 편입니다.

건물은 철근콘크리트구조 (철근)콘크리트지붕 지상6층 건물 내 제4층 제403호이며, 2019년 6월 24일에 사용 승인되었습니다. 외벽은 석재붙임 마감, 창호는 샷시창호로 마감되어 있습니다. 토지는 인접 필지와 등고평탄한 장방형 토지로, 공동주택(단지형다세대주택) 건부지로 이용 중입니다. 본건 서측 및 동측으로 포장도로와 접하고 있습니다.

토지이용계획으로는 도시지역, 제2종일반주거지역이며, 가축사육제한구역, 제3종 구역(공항소음 방지 및 소음대책지역 지원에 관한 법률), 수평표면구역, 진입표면구역(공항시설법), 상대보호구역, 대공방어협조구역, 과밀억제권역에 해당합니다.

3. 권리분석

본건에는 대항력 있는 임차인 박재민이 존재합니다. 보증금은 262,000,000원이며, 차임은 0원입니다. 전입일자는 2020년 7월 21일, 확정일자는 2020년 6월 15일, 배당신고일자는 2025년 1월 7일입니다. 대항력은 있으나, 권리분석상 인수 보증금 합계는 0원으로 명시되어 있어, 경매 절차를 통해 임차인이 보증금을 회수할 것으로 예상됩니다. 따라서 낙찰자가 임차인의 보증금을 인수할 가능성은 낮습니다.

집합건물 등기부상 말소기준권리는 2024년 9월 3일자 동화성세무서장의 압류입니다. 강제경매 개시결정은 2025년 1월 7일 박재민에 의해 신청되었으며, 권리금액은 262,000,000원입니다. 등기부채권 총액은 0원으로 표시되어 있습니다.

4. 상권분석

본건은 서울특별시 양천구 신월동의 주거 밀집 지역에 위치하고 있습니다. 주변에 다양한 종류의 주택이 혼재되어 있어 기본적인 주거 수요는 갖추고 있습니다. 다만, 대규모 상업 시설이나 유흥 시설보다는 근린생활시설이 주를 이루는 지역으로 판단됩니다. 최근 매매 및 전월세 데이터를 종합적으로 고려할 때, 지역 내 다세대주택 시장은 꾸준한 수요가 있을 것으로 예상됩니다.

5. 생활정보

본건은 공동주택(단지형 다세대주택)으로 이용 중입니다.

* 내부 설비: 위생, 급배수설비, 개별냉난방설비 및 승강기 설비가 갖추어져 있습니다.

* 주변 교육시설: 본건 소재지 북서측 인근에 "강서초등학교"가 위치하고 있습니다.

* 교통: 차량 접근성이 양호하며, 인근 버스정류장을 통한 대중교통 이용이 편리합니다.

* 편의시설: 자세한 정보는 제공되지 않았으나, 일반적인 주거 지역의 편의시설 이용이 가능할 것으로 예상됩니다.

6. 잠재적 리스크

* 대항력 있는 임차인: 임차인 박재민은 대항력을 가지고 있으나, 권리분석상 인수 보증금은 0원이므로 낙찰자가 보증금을 인수할 위험은 낮습니다. 그럼에도 불구하고, 임차인과의 명도 과정에서 예상치 못한 마찰이 발생할 가능성은 항상 존재합니다.

* 공항 소음 영향: 토지이용계획상 공항시설법에 따른 수평표면구역, 진입표면구역에 해당하여 항공기 소음의 영향을 받을 수 있습니다.

* 군사시설 보호 구역: 군사기지 및 군사시설 보호법에 따른 대공방어협조구역으로 지정되어 있어 건축 행위 등에 제한이 있을 수 있습니다.

* 토지이용계획 제한: 제2종일반주거지역이지만, 일반주거지역 세분 내용의 추가 상향은 불허됩니다.

7. 종합 의견

본건은 신축(2019년 준공)된 다세대주택으로, 입지, 교통, 주거 환경 측면에서 무난한 편입니다. 대항력 있는 임차인이 존재하나, 명확한 권리분석 결과에 따라 낙찰자의 인수 부담은 없는 것으로 판단됩니다. 최근 실거래가 정보를 분석한 결과, 본건과 유사한 면적 및 연식의 다세대주택은 감정가 수준 또는 그 이상에서 거래가 이루어지고 있습니다. 다만, 주변 지역은 전반적으로 다세대주택이 밀집한 주거 지역의 특성을 보입니다.

8. 투자 포인트

* 신축 건물: 2019년에 준공된 비교적 신축 건물로, 노후화에 따른 수리비 부담이 적습니다.

* 양호한 입지: 강서초등학교 인근에 위치하며, 대중교통 이용이 편리한 주거 지역입니다.

* 명확한 권리관계: 대항력 있는 임차인이 있으나, 권리분석상 보증금 인수 부담이 없어 명도 후 깔끔한 소유권 확보가 가능합니다.

* 일괄 매각: 토지와 건물이 일괄 매각되어 토지 사용에 대한 권리를 확보할 수 있습니다.

9. 예상 입찰가

제공된 최근 매매 정보를 분석한 결과, 유사한 연식의 인근 다세대주택 매매가가 평당 약 700만원 수준으로 형성되어 있습니다. 본건의 건물 면적은 35.70㎡ (약 10.80평)이므로, 이를 기준으로 시세를 산출하면 약 250,000,000원에서 270,000,000원 내외가 될 것으로 예상됩니다. 감정가(250,000,000원)가 시세와 유사하게 책정되어 있으며, 신축 연식과 명확한 권리관계를 고려할 때, 본 물건의 예상 입찰가는 감정가를 기준으로 하되, 경쟁 상황에 따라 250,000,000원에서 270,000,000원 사이에서 결정될 가능성이 있습니다. 다만, 임차인의 배당 여부 및 명도 과정을 면밀히 파악하는 것이 중요합니다.

나이스옥션에서 제공하는 투자 정보는 고객의 투자 판단을 위한 단순 참고용일 뿐, 투자 제안 및 권유를 위한 작성된 것이 아닙니다.