| 요약2 |
This dissertation investigates housing redevelopment and neighborhood change as a gentrification process in Seoul, Korea. Gentrification is the restoration and upgrading of deteriorated urban property by the middle class and commercial developers, often causing displacement of low income people. In terms of the rent gap thesis, Seoul had a potential for gentrification in that the residential and commercial land values in the inner cities are lower than those of the CBD, sub-CBDs, and suburbs. In terms of the post-industrial city status thesis emphasizing economic restructuring such as changes in employment structure, Seoul has experienced the shift from an industrial city to a post-industrial city. However, Seoul still had a high dependence on a manufacturing instead of producer services. In terms of the demographic change thesis, Seoul has experienced a reduction of household size and a growth of female labor force participation, but the proportion of female labor force participation was still lower than in American cities and the number of foreign immigrants was very small compared to global cities such as New York and Tokyo. In terms of the political restructuring thesis, after the financial crisis in 1997, the role of the Korean central government shrank and competition among local governments accelerated. In the statistical analyses of gentrification in Seoul between 1990 and 2000, the strongest correlations existed between the gentrification index and independent variables representing post-industrial city status, rent gap, and institutional dimensions. Factor analysis revealed that post-industrial city status and rent gap factors were significant in explaining the changing regional structure of Seoul. Factors representing population change and fiscal independence were also significant in accounting gentrification in Seoul. The regression model based upon factor scores was poor in accounting for the variation in gentrification in Seoul (R2 = 0.2098). However, the result revealed that gentrification in Seoul was affected by the rent gap, its post-industrial city status, demographic changes, and institutional characteristics. In the case study of Wolgok-4 dong, the study area changed from blighted detached housing to huge apartment complexes. The neighborhood's physical and qualitative changes were accompanied by changes in its residents' composition. In terms of land values, the housing sale price after redevelopment increased by about 240 percent and the cheonse price increased by 522 percent. In the patterns of movement, short distance migration was more frequent than that over long distances and the proportion of gentrifiers was relatively low when compared with total in-mover households. Gu governments in Seoul emphasized only physical neighborhood upgrading through redevelopment. In conclusion, gentrification in Seoul has the same pattern as Western cities in that the rent gap and post-industrial city status theses are applicable to explain gentrification in Seoul, but there are difference of urban policy between Korea's local governments and Western countries' local governments in inducing gentrification to raise tax revenues. |