If You Lived Here--Seogyo (서교)
The first thing that drew my eyes:
11.12% foreigners.
Hongdae orbit median is 2.76%.
Yeonnam is 6.30%, second highest.
Nobody else is remotely close.
Then housing:
- 28㎡ median--smallest in the orbit
- modal wolse size bucket: 20–30㎡ Studio
- ₩32,729 ER/㎡--highest
- ₩35k modal price band--highest
- ₩900k median ER--highest
Classic pay more for less physical housing because of where you are behavior.
And then the deal structure:
- 82% wolse--highest
- only 18% jeonse
- ₩20M median wolse deposit--lowest, tied with Seogang
- ₩755k median wolse rent--highest
- 61% of wolse deposits below ₩50M
So compared with Yeonnam or Mangwon, Seogyo asks for less capital to enter while extracting more through monthly rent.
Small units + wolse dominance + low deposits + high monthly cost.
That feels extremely compatible with a more mobile population.
And suddenly that 11.12% foreigner presence makes a little more sense to me.
Seogyo is the orbit's participation premium.
Its bargain is:
Expensive to stay. Easier to enter.