[Visiting the 3rd New Town] "Changneung District, Closer to Seoul than Ilsan" Expected to Become a Residential Hub in the Northwest Area

<4>Goyang Changneung District

1km Straight Distance from Eunpyeong-gu
Restricted as Greenbelt for 49 Years

Calls for Transportation Environment Improvement Rise
Real Estate Stirred by Goyang Line Plan
Complaints Over Original Residents' Relocation Measures

[Goyang=Asia Economy Reporter Donghyun Choi] "Although residents of Changneung do not openly express their opposition due to strong resistance to new town construction in surrounding areas such as Ilsan and Paju, they are confident that once development is complete, it will become the center of northwest Seoul." (Representative of real estate agency A in Hwajeon-dong, Goyang City)

On the 27th, the area around Goyang City's Changneung District (Changneung, Yongdu, Hwajeon-dong) was visited. 97.7% of this area has been designated as a Greenbelt for 49 years since 1971, making it difficult to find decent buildings. Only vinyl greenhouses and rice paddies were abundant. Reactions on site were mixed. Throughout Changneung District, banners saying "Welcome" were displayed alongside others stating "Oppose" and "Demand appropriate land compensation." This clearly showed that while residents have high expectations for the new town development, they are dissatisfied with some government policies such as relocation measures for original residents and land compensation.

◆Will Changneung District become the residential hub of northwest Seoul?=Changneung District covers 8.13 million square meters with 38,000 households planned. It is the second largest among the 3rd phase new towns, following Namyangju Wangsuk (11.34 million square meters). Besides residential areas, 1.3 million square meters will be developed as self-sufficient land (for businesses and jobs), which is more than twice the size of Pangyo. Additionally, 3.1 million square meters will be developed into parks, green spaces, and lake parks.

Surrounding Changneung District are nearly completed Samseong District (25,941 households), as well as Deogeun District (4,706 households), Wonheung District (8,601 households), Hyangdong District (8,933 households), and Jichuk District (9,144 households), with about 90,000 households planned in total. Once completed, the large-scale Changneung District will become the center of a completely transformed residential belt on the outskirts of northwest Seoul.

The biggest advantage of Changneung District is its proximity to Seoul. It is located just 1 km in a straight line from Eunpyeong-gu, Seoul, making it the closest among the 3rd phase new towns in the metropolitan area to Seoul. A representative from real estate agency B in Yongdu-dong said, "The fact that it is closer to Seoul than Ilsan alone raises its value," adding, "Since the designation of the 3rd phase new town, inquiries about moving in from other areas through jeonse (long-term lease) to qualify for subscription have surged."

Residents seem to most desire improvements in transportation infrastructure. Kwon, in his 50s, who runs a restaurant near Hwajeon Station, said, "It feels like compensation is finally being made for keeping the land tied up without any action for almost half a century," and added, "Although the neighborhood is dusty due to railway and road construction, we are enduring it with the determination to hold on for a few years."

Location Map of Changneung District

◆Land prices rise around due to land compensation movements=Changneung District was designated as a land transaction permission zone in May last year when it was designated as a new town. Since then, land sales within Changneung District have been almost nonexistent, but steady price increases have been observed in the surrounding outskirts.

Currently, the market price for greenbelt 'fields' in Hwajeong-dong, located directly opposite the western boundary of Changneung District, is around 1,000,000 to 1,200,000 KRW per 3.3 square meters. The greenbelt 'forest land' in Deogeun-dong, which is farther away, is about 600,000 KRW per 3.3 square meters. In the northern Seoorung nearby settlement area, the price of old houses rose from 8 million KRW per 3.3 square meters last year to 10 million KRW recently. Land where buildings can be constructed gains additional premiums as its value increases with new town development. A representative from real estate agency C in Yongdu-dong hinted, "Once land compensation begins in earnest, prices will rise further; it's only a matter of time," adding, "Many have withdrawn their listings recently, so there aren't many properties available."

Various transportation development plans also fuel real estate prices. Changneung District will be served by the tentative 'Goyang Line,' which includes seven stations such as Daegok Station on the 14.5 km section from Saejeol Station on Line 6 to Goyang City Hall. Hwajeon Station on the Gyeongui-Jungang Line, located at the southern end of Changneung District, and the new subway station will be connected by a Bus Rapid Transit (BRT) system. A 4.8 km exclusive automobile road connecting Baekseok-dong in Ilsan to the Seoul-Munsan Expressway will also be newly constructed, and Changneung District will be connected to the 4-lane Second Jayu-ro.

However, public opinion opposing Changneung District development is strong, so the project is expected to face challenges. When Changneung District was designated as a new town last year, about 10,000 residents from Ilsan and Paju Unjeong formed an organization called the 'Ilsan Union' and held large-scale protests, continuing their activities to this day. Hwang Myeong-ju, chairman of the Changneung 3rd Phase New Town Northwest Area Countermeasure Committee, emphasized, "There should be no original residents forcibly displaced by the new town development," and added, "Measures such as lowering the price of future developed housing sites for them or providing tax reductions as incentives could be considered."