{"id":2208682,"date":"2025-03-10T18:26:57","date_gmt":"2025-03-10T09:26:57","guid":{"rendered":"https:\/\/koreapro.org\/?p=2208682"},"modified":"2025-03-11T21:12:41","modified_gmt":"2025-03-11T12:12:41","slug":"south-korea-tightens-foreign-land-ownership-rules-to-safeguard-border-security","status":"publish","type":"post","link":"https:\/\/koreapro.org\/2025\/03\/south-korea-tightens-foreign-land-ownership-rules-to-safeguard-border-security\/","title":{"rendered":"South Korea tightens foreign land ownership rules to safeguard border security"},"content":{"rendered":"

South Korea has <\/span>imposed<\/span><\/a> new restrictions on foreign land ownership near sensitive border areas, reflecting a shift toward prioritizing national security over market openness. The land ministry (MOLIT) announced on Feb. 26 that 17 border islands are now designated as foreign land transaction permit zones, requiring government approval for any land purchases by non-Koreans.<\/span><\/p>\n

This marks the first significant expansion of foreign land ownership restrictions in a decade and signals Seoul\u2019s growing sensitivity to geopolitical risks and economic sovereignty.<\/span><\/p>\n

While the policy is framed as a national security measure, it also reflects broader strategic concerns, including tensions with China and increasing government oversight of foreign capital flows. The decision highlights South Korea\u2019s evolving balance between economic openness and protecting strategic assets amid rising geopolitical uncertainty.<\/span><\/p>\n

NATIONAL SECURITY DRIVES POLICY<\/b><\/p>\n

At the core of the new restrictions is national security, experts told <\/span>Korea Pro<\/span><\/i>. Five key islands in the West Sea \u2014 Baengnyeong, Daecheong Socheong, Yeonpyeong and U islands \u2014 sit just south of the Northern Limit Line (NLL), a maritime boundary prone to inter-Korean military tensions.<\/span><\/p>\n

The policy also extends to several southern islands, including Geomun, Gageo and Habaek, underscoring Seoul\u2019s intent to prevent foreign access to strategic maritime and military zones.<\/span><\/p>\n

A MOLIT spokesperson said the designation allows for better management of areas critical to national defense and territorial integrity. The National Intelligence Service (NIS) <\/span>reportedly pushed<\/span><\/a> for the restrictions in late 2023, reflecting perceived security risks linked to foreign ownership near sensitive locations.<\/span><\/p>\n

Under the new policy, foreign buyers will face increased scrutiny from defense and intelligence agencies. Unauthorized transactions will be annulled, and violators could face up to two years in prison or fines of approximately $13,700 (20 million won).<\/span><\/p>\n

While no specific instances of espionage have been cited, the NIS\u2019 involvement suggests that security concerns extend beyond theoretical risks.<\/span><\/p>\n

\"\"

The status of foreign land transaction permit zones | Source: Ministry of Land, Infrastructure, and Transport<\/a>, edited by Korea Pro<\/em><\/p><\/div>\n

LIMITED MARKET IMPACT<\/b><\/p>\n

The direct impact on South Korea\u2019s real estate market is expected to be minimal, as foreign ownership represents a small portion of total land transactions.<\/span><\/p>\n

As of mid-2024, foreign investors <\/span>owned<\/span><\/a> 102.58 square miles (265.7 million square meters) of land in South Korea \u2014 about 0.26% of total land area \u2014 with a value of approximately $22.7 billion (33 trillion won). This marks only a modest increase from 2014, when foreign ownership stood at 90 square miles (234.7 million square meters), or 0.24% of the total.<\/span><\/p>\n

\u201cForeign investors primarily focus on residential and commercial properties, not land on remote islands,\u201d Wookjae Yang, an urban policy and administration professor at Incheon National University, told <\/span>Korea Pro<\/span><\/i>. \u201cGiven this, the restriction will have little effect on the overall real estate market or foreign investor sentiment.\u201d<\/span><\/p>\n

Foreign ownership patterns further suggest that the new restrictions will not significantly alter market dynamics. American buyers <\/span>account<\/span><\/a> for the largest share of foreign-owned land (53.3%), followed by Chinese (7.9%), European (7.1%) and Japanese (6.2%) investors.<\/span><\/p>\n

However, Chinese nationals hold a disproportionately high share of foreign-owned residential properties \u2014 <\/span>over 54%<\/span><\/a> \u2014 compared to Americans, who account for 24%.<\/span><\/p>\n

Experts warn that while the direct market impact may be contained, the policy could drive foreign capital toward urban centers, where nearly <\/span>73% of foreign-owned homes are already concentrated<\/span><\/a>. \u201cIf foreign capital shifts from restricted zones to urban centers, it could exacerbate pressure on already competitive housing markets,\u201d Yang said.<\/span><\/p>\n

\"\"

Image: Ministry of Land, Infrastructure and Transport, edited by Korea Pro<\/em><\/p><\/div>\n

BROADER REGULATORY CRACKDOWN<\/b><\/p>\n

While national security is the official justification, the restrictions align with broader efforts to tighten control over foreign real estate transactions and curb speculation.<\/span><\/p>\n

Since 2022, South Korea has increased transparency requirements and strengthened oversight of foreign land deals. A government <\/span>review<\/span><\/a> of 14,938 foreign transactions between 2017 and 2022 flagged 920 cases as suspicious, with 437 confirmed to involve violations such as proxy ownership, tax evasion and money laundering.<\/span><\/p>\n

To close regulatory gaps, the government introduced <\/span>measures<\/span><\/a> in Oct. 2023 requiring foreign buyers to verify residency, provide proof of real estate use and disclose capital sources. However, loopholes remain. Foreign buyers can still use proxy purchases under domestic nationals\u2019 names or make acquisitions through corporate entities.<\/span><\/p>\n

\u201cFor the regulation to function effectively, supplementary measures must be implemented to prevent foreign investors from circumventing restrictions,\u201d Yang said, adding that current policies may not be stringent enough to close these alternative investment routes. Without additional safeguards, the regulation risks being more symbolic than substantive, he added.<\/span><\/p>\n

GEOPOLITICAL RISKS WITH CHINA<\/b><\/p>\n

Although the South Korean government has not explicitly targeted Chinese buyers, the policy\u2019s timing raises geopolitical concerns. The surge of Chinese real estate investments on Jeju Island during the 2010s led to tighter regulations, and similar tensions could resurface.<\/span><\/p>\n

South Korea\u2019s decision comes amid deteriorating relations with China over regional security and trade. Beijing has a history of retaliating against South Korean policies perceived as harmful to its interests.<\/span><\/p>\n

After the 2017 deployment of the U.S. Terminal High Altitude Area Defense missile system, China <\/span>imposed<\/span><\/a> trade restrictions and tourism bans, costing South Korea\u2019s economy billions of dollars.<\/span><\/p>\n

\u201cIf land ownership policies become unpredictable, South Korea may be perceived as less investor-friendly, especially in sectors beyond real estate,\u201d Hwang Se-jin, a specialist at the Office of Macroeconomic Analysis and Forecasting of the Korea Development Institute, told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

Lee Eun-hyung, a research fellow at the Korea Research Institute for Construction Policy, noted that foreign land ownership has long been a politically sensitive issue in South Korea.<\/span><\/p>\n

\u201cIn China and Vietnam, foreigners cannot acquire permanent ownership of land, yet Korea allows indefinite foreign ownership,\u201d Lee told <\/span>Korea Pro<\/span><\/i>. \u201cThe principle of reciprocity should also play a role in shaping policy discussions.\u201d<\/span><\/p>\n

Analysts warn that China could respond to South Korea\u2019s latest move with economic pressure, such as new trade restrictions or reduced bilateral cooperation. Given South Korea\u2019s reliance on Chinese exports and supply chains, retaliatory measures could impact broader trade dynamics beyond real estate.<\/span><\/p>\n

\"\"

Kim Jong-in, commander of the Western Special Operations Unit, patrols the West Sea NLL aboard a security vessel, Nov. 5, 2021 | Image: West Sea 5th Special Guard<\/a><\/em><\/p><\/div>\n

GLOBAL TREND TOWARD RESTRICTIONS<\/b><\/p>\n

South Korea\u2019s move reflects a broader international trend of linking land ownership policies with national security.<\/span><\/p>\n

Japan <\/span>imposed<\/span><\/a> similar restrictions in 2021 after foreign buyers \u2014 mostly Chinese \u2014 acquired land near military bases and border islands. In 2022, the U.S. <\/span>blocked<\/span><\/a> a Chinese-affiliated firm from purchasing farmland near a North Dakota Air Force base. Washington expanded its list of sensitive military sites in 2024, adding 56 new locations under heightened security reviews.<\/span><\/p>\n

Unlike the U.S. and Japan, where restrictions followed specific incidents of foreign acquisitions near military zones, South Korea\u2019s approach appears more preemptive. The government\u2019s focus on maritime territories reflects the strategic importance of the West Sea and the ongoing threat from North Korea\u2019s military activity.<\/span><\/p>\n

\u201cCountries like Japan or the U.S. often justify these policies as economic protectionism, but South Korea\u2019s restrictions are explicitly tied to military considerations,\u201d Hwang said.<\/span><\/p>\n

BALANCING SECURITY WITH MARKET ACCESS<\/b><\/p>\n

South Korea\u2019s expansion of land restrictions on foreign buyers underscores a shift in policy priorities, where national security considerations now outweigh economic openness. The immediate market impact may be limited, but the long-term significance lies in how this policy shapes future foreign investment and geopolitical dynamics.<\/span><\/p>\n

Research fellow Lee contextualized the move within South Korea\u2019s historical approach to foreign influence. \u201cSouth Korea has remained relatively independent from foreign economic influence, unlike some Southeast Asian countries where Chinese business networks hold significant control. This was a deliberate policy decision to preserve economic sovereignty,\u201d Lee said.<\/span><\/p>\n

While the policy strengthens South Korea\u2019s territorial and strategic posture, it could increase regulatory uncertainty for foreign investors and prompt retaliation from China. The long-term outcome will depend on whether Seoul continues down a path of economic nationalism or recalibrates to maintain balance between security and market openness.<\/span><\/p>\n

Edited by John Lee<\/span><\/i><\/p>\n

Business & Economy<\/span><\/a>Defense & Security<\/span><\/a><\/div>","protected":false},"excerpt":{"rendered":"

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