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상업 젠트리피케이션이 토지가격에 미치는 영향 - 서울시를 중심으로 -

Effects of Commercial Gentrification on Land Prices in Seoul, Republic of Korea

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초록

상업 젠트리피케이션은 도시의 경제활동, 주거, 공간구조의 변화를 보여주는 대표적인 현상이다. 낙후된 지역의 소규모 영세상인이 대형상점으로 대체되는 상업 활동 고급화를 의미하는 상업 젠트리피케이션은 경제적, 사회적, 물리적 영향을 준다는 점에서 도시연구와 부동산 분야에서 매우 주목받아 왔다. 상업 젠트리피케이션 현상의 중요성에도 불구하고 엄밀한 측정과 영향 분석은 많지 않았다. 이 연구는 서울시를 대상으로 상업 젠트리피케이션 현상을 기대반영지수로 측정하고, 그 영향을 주거용과 비주거용 토지가격을 통해 규명하였다. 다층회귀모형과 지리가중회귀모형으로 분석한 결과, 상업 젠트리피케이션의 진행과 변동성은 주거용과 비주거용 토지가격에 지역별로 각기 다른 긍정적, 부정적 영향을 준 것으로 나타났다. 아울러 그 영향은 비주거용 토지가격보다 주거용 토지가격에 상대적으로 큰 것으로 밝혀졌다. 이 연구의 결과는 상업 젠트리피케이션 현상에 대한 이해를 높여 이 현상에 관련된 공공과 민간의 의사결정에 기초자료가 될 것이다.

Abstract

Commercial gentrification illustrates changes in urban economic activities, residential patterns and spatial structure. The gentrification, which refers to the upgrade of commercial activities representing small businesses in underdeveloped areas are replaced by large stores, has been paid attention in urban studies and real estate fields due to its economic, social and physical effects. Despite the importance of commercial gentrification, there have been few sophisticated measurements and impact analyses for commercial gentrification. This study measured commercial gentrification in Seoul with the expectation-based index and analyzed its effects through residential and non-residential land prices. The analysis with multi-level regression and geographically weighted regression models revealed that the progression and volatility of commercial gentrification had both positive and negative effects on residential and non-residential land prices by regions. Furthermore, the effects were relatively greater on residential land prices than on non-residential land prices. The key findings of this study will improve the understanding of commercial gentrification and serve as a foundation for decision-making of public and private sectors in relation to commercial gentrification.

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