집주인 4명중 1명 전세 올려 빚갚아…깡통전세 36만개
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작성자 짱알이 작성일13-11-01 12:00 조회23,959회 댓글128건관련링크
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우리나라에서 전세를 낀 집주인은 최근 4명 중 1명꼴로 전세금을 올려받아 빚을 갚는 데 쓰는 것으로 나타났다.
세입자는 전세금을 올려주려고 평균 5천만원을 또 대출받는다. 그러나 집값 하락 탓에 보증금을 온전히 돌려받지 못할 수 있는 `깡통주택`은 30만가구를 넘는다.
1일 한국은행에 따르면 주택담보대출을 받은 집주인 가운데 대출금을 2천만원 이상 조기 상환한 집주인 비중은 6월 말 기준 26.8%로 조사됐다.
한은 거시건전성분석국 임광규 과장은 "거래 관행상 집주인은 전세금 인상분으로 주택담보대출을 조기 상환한다"고 설명했다.
현재 집주인 4명 가운데 1명은 전세금을 올려받아 빚을 갚는 셈이다. 이 비중은 2009년 말 4.3%, 2010년 말 9.3%, 2011년 말 15.6%, 지난해 말 22.5%로 상승세다.
이처럼 전세를 낀 주택의 평균 가격은 3억원이다. 2년 전에는 3억4천만원이었다. 집값 하락으로 시세 4천만원(11.8%)이 증발한 것이다.
이 주택의 자금 구성을 보면 집주인 자신의 돈은 평균 7천만원에 불과하다. 나머지 2억3천만원 가운데 1억4천만원은 나중에 돌려줘야 할 전세금이다.
집주인은 전세금 1억4천만원의 절반인 7천만원을 집 살 때 받은 대출금(1억6천만원)을 갚는 데 쓴다.
세입자는 1억4천만원의 전세금을 내야 하지만, 자기 자금은 9천만원뿐이다. 결국 5천만원을 은행에서 빌린다.
한은은 국회에 제출한 금융안정보고서에서 이를 두고 `임대인(집주인)의 채무 부담 일부가 임차인(세입자)에게 이전되는 효과`라고 표현했다.
집주인이 과도한 주택담보대출 상환 부담에 전세금 인상분을 빚 갚는 데 쓰지만, 이는 결국 세입자의 전세자금대출 상환 부담으로 전가된다는 것이다.
우리나라 전체 세입자가 갚아야 하는 전세자금대출은 지난 6월 말 60조원을 넘었다. 2009년 말 33조5천억원에 불과했던 게 3년 반 만에 약 2배로 불어났다.
더 큰 문제는 집값 하락이다. 자기 자금이 7천만원인 집주인은 나중에 세입자를 구하지 못해 1억4천만원의 보증금을 돌려주려면 집을 팔거나 대출을 받아야 한다.
그러나 집을 팔아도 `대출금+보증금`에 모자란 집, 이른바 `깡통전세`가 이미 수두룩하다. 현재 세입자가 집주인에 맡긴 보증금은 400조~500조원에 이른다.
깡통전세는 집값 하락과 집주인의 원리금 상환 부담이 지나친 가구다. 보증금을 고려한 실질 담보인정비율(LTV) 70%, 총부채상환비율(DTI) 50%를 넘는 주택이다.
한은은 깡통전세 주택이 전세를 낀 전체 주택의 9.7%라고 밝혔다.
370만 전세 가구를 대입하면 약 36만가구가 깡통전세로 전락한 것으로 추정할 수 있다.
현재 규정상으로는 전세주택의 LTV가 48.4%로 규제기준 이하지만, 전세보증금도 일종의 빚이므로 이를 고려한 실질 LTV는 75.7%에 이른다.
한은은 "집값이 하락하는 과정에서 전세금은 계속 올라 임차인 입장에선 전세계약이 끝날 때 전세금 회수 리스크에 노출된다"고 우려했다.
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