나이스옥션 법원경매 서울중앙 2025타경103906 [1] 서울특별시 중구 신당동 251-73 9층903호 도시형생활주택 경매

물건 개요

면적

금액

회차별 입찰내역

감정평가 요약

감정평가기관: 네오 · 평가일 2025.10.20

구분건물감정평가요항표

위치 및 주위환경

본건은 서울특별시 중구 신당동 소재 "서울광희초등학교" 남서측 인근에 위치하며, 주위는 다세대주택, 업무시설, 근린생활시설, 학교, 공공편익시설 등이 형성되어있는 지역으로서, 제반 주위 환경은 보통임.

교통상황

본건까지 차량의 진출입이 가능하고, 인근에 신당역(지하철 2, 6호선) 및 버스정류장이 소재하는 등 제반 교통상황은 양호한 편임.

건물의 구조

철근콘크리트구조 (철근)콘크리트지붕 제10층 건물 내 제9층 제903호로서 외벽 : 치장벽돌마감 및 석재 붙임 등 창호 : 샷시 창호 등임.

이용상태

본건은 도시형생활주택으로 이용중임. (후첨 "건물개황도" 및 "사진용지" 참조)

설비내역

본건은 기본적인 위생설비, 급배수설비, 난방설비, 승강기설비, 기계식주차장설비 등이 구비되어 있음.

토지의 형상 및 이용상태

본건은 인접토지 대비 등고평탄한 세장형 토지로서, 업무시설 건부지로 이용중임.

인접 도로상태등

본건 남서측으로 폭 약 6미터 내외의 포장도로와 접함.

토지이용계획 및 제한상태

일반상업지역, 지구단위계획구역(2015-04-30)(동대문역사문화공원 주변 지구단위계획구역), 가축사육제한구역<가축분뇨의 관리 및 이용에 관한 법률>, 가로구역별 최고높이 제한지역(2015-08-27)<건축법>, 상대보호구역<교육환경 보호에 관한 법률>, 상대보호구역(2025-08-11)<교육환경 보호에 관한 법률>, 대공방어협조구역(위탁고도:77-257m)<군사기지 및 군사시설 보호법>, 과밀억제권역<수도권정비계획법>, 중점경관관리구역(2016-11-24),토지거래계약에관한허가구역(2025-08-21)((대상자: 외국인 등, 용도: 단독, 다가구, 아파트, 연립, 다세대, 지정기간: 2025.8.26.~2026.8.25.)),토지거래계약에관한허가구역(2025-10-15)(용도: 아파트, 지정기간: 2025.10.20.~2026.12.31.),서울도심(4대문안)임.

공부와의 차이

없 음.

기타참고사항(임대관례 및 기타)

- 임대관계는 미상임. - 본건은 현장조사 당시 점유자의 폐문부재 등으로 내부를 확인할 수 없어 제반 설비의 작동 여부 및 내부 인테리어 여부 등은 확인이 불가하니 경매 입찰 시 이점에 유의하시기 바람.

AI 물건분석

1. 물건 기본정보

사건번호

서울중앙지방법원 2025타경103906 (1)

소재지

서울특별시 중구 신당동 251-73, 9층903호 (서울특별시 중구 퇴계로73가길 18)

용도

도시형생활주택 (현황) / 업무시설 (건축물대장상 주용도)

감정가

261,000,000원

면적

토지면적: 6.00㎡ (약 1.82평)

토지제시외면적: 0.00㎡

건물면적: 14.54㎡ (약 4.40평)

건물제시외면적: 0.00㎡

매각대상

토지/건물 일괄매각

경매구분

부동산강제경매

채권자

김OO (경매개시결정권자: 김 (보증금 240,000,000원, 주택임차권))

건물 구조

철근콘크리트구조, (철근)콘크리트지붕, 지상 10층 건물 내 제9층 제903호

1.1. 입지조건

* 위치 및 주변 환경

본 건은 서울특별시 중구 신당동 소재 "서울광희초등학교" 남서측 인근에 위치합니다. 주위는 다세대주택, 업무시설, 근린생활시설, 학교, 공공편익시설 등이 혼재된 지역으로, 일반적인 주거 및 상업 혼합지역의 환경을 갖추고 있습니다.

* 교통 상황

단지 남서측으로 폭 약 6미터 내외의 포장도로와 접해 차량의 진출입이 가능합니다. 또한, 지하철 2, 6호선 신당역과 다수의 버스 노선이 운행되는 버스정류장이 인근에 소재하여 대중교통 이용이 매우 편리한 편입니다.

1.2. 권리분석

* 말소기준권리

2023년 2월 27일 접수된 박기석 근저당권 (금액: 18,200,000원) 입니다.

* 인수되는 권리

선순위 주택임차권 (김 ): 2025년 2월 14일 접수, 권리금액 240,000,000원. 낙찰자가 보증금을 인수해야 합니다.

* 말소되는 권리

등기부상 '갑2', '갑4' 권리인 소유권이전1번신탁등기말소, 소유권이전3번신탁등기말소 등기 및 말소기준권리인 박기석 근저당권, 그리고 강제경매 개시 결정 등기(2025타경103906)는 매각으로 인해 소멸될 예정입니다.

* 임차인 현황

임차인: 김

보증금: 240,000,000원

차임: 0원

전입일자: 2022년 1월 17일

확정일자: 2021년 12월 7일

배당신고일자: 2025년 2월 14일

대항력: 있음 (해당 임차인의 보증금 240,000,000원은 낙찰자가 인수합니다.)

* 등기부 요약

등기부채권 총액: 258,200,000원

1.3. 상권분석

* 주변 상업시설

물건지 주변으로 근린생활시설 및 업무시설이 혼재되어 있어 기본적인 상업 활동이 가능한 지역입니다.

* 업무시설 밀집도

본 건물 자체는 업무시설 또는 도시형생활주택으로 이용 중이며, 인근에 다양한 용도의 건물들이 분포하고 있습니다.

1.4. 생활정보

* 주변 편의시설

"서울광희초등학교"가 인근에 위치하여 교육 환경이 양호하며, 생활 편의시설 접근성이 보통 수준입니다.

* 교육환경

서울광희초등학교가 인접해 있어 자녀 교육에 편리한 환경을 제공합니다.

1.5. 잠재적 리스크

* 인수되는 선순위 임차보증금

총 240,000,000원의 선순위 임차보증금을 낙찰자가 인수해야 하는 부담이 있습니다.

* 내부 확인 불가

현장 조사 당시 점유자의 폐문부재 등으로 내부를 확인할 수 없어 제반 설비의 작동 여부 및 내부 인테리어 상태 등을 파악하지 못했습니다. 입찰 시 이 점을 반드시 유의해야 합니다.

* 도시계획적 제한 다수

본건 토지는 일반상업지역, 지구단위계획구역, 가축분뇨법, 건축법 최고높이 제한, 교육환경 보호구역(상대보호구역), 군사기지 및 군사시설 보호구역, 수도권정비계획법상 과밀억제권역, 중점경관관리구역, 토지거래허가구역 등 다수의 도시계획적 규제를 받고 있습니다.

* 임대관계 미상

기타 참고사항에 임대관계가 미상이라고 기재되어 있어, 이 부분에 대한 추가 확인이 필요할 수 있습니다.

1.6. 종합 의견

본 물건은 서울 중구 신당동 역세권에 위치한 소형 도시형생활주택(현황) 또는 업무시설(등기상)로, 교통 접근성이 우수하고 주변 생활 편의시설 이용이 편리한 입지를 가지고 있습니다. 그러나 가장 큰 리스크 요인은 2억 4천만원에 달하는 선순위 임차인의 보증금을 낙찰자가 인수해야 한다는 점입니다. 또한, 내부 확인이 불가능하여 정확한 건물 상태를 파악하기 어렵다는 점도 유의해야 할 사항입니다. 다수의 도시계획적 제한이 적용되는 점도 고려해야 합니다.

1.7. 투자 포인트

* 서울 도심, 신당역 역세권이라는 우수한 입지 조건.

* 소형 면적의 물건으로, 투자 진입 장벽이 상대적으로 낮을 수 있습니다 (단, 인수 보증금 부담 고려).

* 향후 신당동 일대의 개발 및 도시 재생 사업에 따른 잠재적 가치 상승 기대.

1.8. 예상 입찰가

본 건의 예상 입찰가는 인수되는 보증금을 제외한 순수 물건 가치를 기반으로 산정됩니다.

감정가: 261,000,000원

인수 보증금: 240,000,000원

총 예상 지출 비용 = 입찰가 + 인수 보증금

순수 물건의 에쿼티 가치(Equity Value)는 감정가에서 인수 보증금을 차감한 금액으로 볼 수 있습니다.

순수 에쿼티 가치 = 261,000,000원 - 240,000,000원 = 21,000,000원

이에 따라, 예상 입찰가는 순수 에쿼티 가치인 21,000,000원으로 산정하는 것이 합리적입니다.

본 물건의 총 예상 지출 비용은 입찰가 21,000,000원에 인수 보증금 240,000,000원을 합한 261,000,000원이 됩니다.

따라서, 예상 입찰가: 21,000,000원

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{"data":{"buildYear":2020,"buyerGbn":"개인","cdealDay":" ","cdealType":" ","dealAmount":"35,400","dealDay":3,"dealMonth":7,"dealYear":2026,"dealingGbn":"중개거래","estateAgentSggNm":"서울 성동구","excluUseAr":28.605,"floor":-1,"houseType":"다세대","jibun":"366-314","landAr":20.55,"lat":37.5501328,"lng":127.008244,"mhouseNm":"다산미룸","rgstDate":"26.07.09","sggCd":11140,"slerGbn":"개인","umdNm":"신당동"}}

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