Greenbelt Relocation Right (Ichukgwon) Eligibility & Build Scale

Greenbelt Relocation Right (Ichukgwon) Eligibility & Build Scale helps model Korea-related development, construction, redevelopment, conversion, or project-cost assumptions in English.

Real estate scenario inputs

Enter Korea-related property, loan, lease, tax, or project assumptions. Results are simplified planning estimates.

Project base cost

₩415

Contingency or levy estimate

₩249

Total project budget

₩664

Annualized project cost

₩221

This English page is a simplified estimate for Korea's Development Restriction Zone (greenbelt) house relocation right (ichukgwon), under the 2026 Development Restriction Zone Act. Eligibility (public-works, disaster, or settlement-district relocation), buildable scale (Enforcement Decree Attached Table 2 Item 2(b) / Article 26: coverage 60% with 232-300㎡ floor-area cap, 3 floors), and site criteria (Enforcement Rule Article 6) require confirmation from the competent city/county/district office.

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What is a Greenbelt Relocation Right (Ichukgwon)?

A greenbelt relocation right (移築權, ichukgwon) is the right to demolish an existing house inside Korea’s Development Restriction Zone (greenbelt) and rebuild it on a different plot of land.
New construction is generally prohibited in the greenbelt, but Article 12 of the Development Restriction Zone Act and Attached Table 1, Item 5(c)(3) of its Enforcement Decree allow relocation in three exceptional cases: demolition for public works, natural disaster, and houses on another person’s land that cannot be extended.
In the market this right is nicknamed yongmaru (“ridge beam”) or ttakji, and it is highly valued because it is the only legal way to build a new house inside the greenbelt.

Note: This calculator is based on Korea’s Development Restriction Zone Act (2026 rules) and is a planning/self-diagnosis tool only. It does not replace a construction permit, land-use review, appraisal, or legal advice from the competent city/county/district office.

Three Types of Relocation Right

① Public-works relocation (gongik yongmaru)

When an existing house is demolished for a public-works project, the owner who has received full compensation may rebuild on land they already own.
Basis: Enforcement Decree Attached Table 1, Item 5(c)(3)①. The new site must be owned as of the date the demolition permit/report is filed.
Most relocation rights traded in practice belong to this type.

② Disaster relocation (jaehae yongmaru)

When an existing house becomes uninhabitable due to a disaster, the owner may rebuild on land they own.
Basis: Item 5(c)(3)②. The new site must be secured within 6 months of the disaster date.
This applies to flood, typhoon, or landslide victims whose homes were destroyed.

③ General relocation (to a settlement district)

A house built before the greenbelt designation on someone else’s land, which cannot be extended or rebuilt because the landowner will not consent, may be relocated to a designated settlement district (chwiragjigu).
Basis: Item 5(c)(3)③ and Act Article 12(1)2. Here the new location is the settlement district, not the applicant’s own land.

Site Location Criteria (Enforcement Rule Art. 6)

For public-works and disaster relocation (①②) onto your own land, the plot must satisfy every location criterion in Article 6 of the Enforcement Rule.
Without them, a building permit will be refused even if you hold the relocation right — so verify the land before buying it.

  • 1. Same or adjacent district: land in the city/county/district of the existing house, or an adjacent one where relocation has been agreed with that local government.
  • 2. Not prime farmland: not farmland with consolidated plots or irrigation infrastructure.
  • 3. River setback: at least 500m from a national river boundary (sewage-treatment areas are excepted).
  • 4. Access road: no new access road should be required.
  • 5. Utilities: no new trunk electricity, water, or gas supply lines should be required.

How Much You Can Build

The buildable size depends on whether the relocation site is outside a settlement district (your own land) or inside one.
The site-formation (land-form change) area is capped at 330㎡ including existing area in both cases (Attached Table 2, Item 3(a)2).

Outside a settlement district (public works / disaster) — Table 2, Item 2(b)

  • • Coverage ≤ 60%: up to 3 floors, FAR ≤ 300%, total floor area 232㎡ (300㎡ for a designation-date resident), including existing area.
  • • Coverage ≤ 20%: up to 3 floors, FAR ≤ 100%.
  • • Prior-scale carryover: a house demolished for public works (where both building and land were fully owned) may be rebuilt up to the floors and floor area at the time of demolition.

Inside a settlement district (general relocation) — Decree Art. 26

  • • Coverage ≤ 60%: up to 3 floors, FAR ≤ 300%, total floor area 300㎡ including existing area.
  • • Coverage ≤ 40%: up to 3 floors, FAR ≤ 100%.

Inside a settlement district the low-coverage option is 40%, more generous than the 20% allowed outside.

Relocation and Construction Costs

Relocation-right premium (market price)

The premium varies widely by region, type, and location, ranging from tens of millions to hundreds of millions of won in popular areas.
It is a non-statutory market price, so always verify the underlying right and value individually.

Construction cost and original-acquisition tax

A newly built house is an original acquisition: acquisition tax 2.8% plus local education tax 0.16% and special rural development tax 0.2%, about 3.16% in total.
National-housing-size homes (85㎡ or less) are exempt from the rural tax, giving about 2.96%.

Greenbelt conservation charge

Relocation to a settlement district (Act Art. 12(1)2) is exempt from the conservation charge.
Building on your own land (public works / disaster) may incur a separate charge — confirm with the local government.

Land acquisition tax and other costs

Buying the relocation plot triggers acquisition tax (4.6% for non-farmland).
Design and permit fees, registration costs, and farmland/forest conversion charges may also apply.

Frequently Asked Questions

Q. Can I buy or sell the relocation right on its own?

A. The right is, in principle, transferred together with the land and house. Trading only the “ttakji” carries a high risk of title-trust and fraud problems, so verify the underlying right and registration and use proper procedures.

Q. Can I build anywhere with a relocation right?

A. No. The site must meet the Article 6 criteria (not prime farmland, 500m from national rivers, no new access road or utilities). If they are not met, a permit will be refused even with the right.

Q. How large a house can I build?

A. Outside a settlement district, up to 232㎡ (300㎡ for a designation-date resident); inside one, up to 300㎡ — all up to 3 floors. Site formation is capped at 330㎡ including existing area.

Q. Is the transfer of a relocation right taxed?

A. Transfers from January 1, 2020 are taxed as capital gains. The taxable scope depends on appraisal and filing, so consult a tax professional.

Check Your Relocation-Right Eligibility

Pick the public-works, disaster, or general type, check the requirements, and instantly see eligibility, buildable size, and estimated cost.

Based on Korea’s 2026 Development Restriction Zone Act and Enforcement Rule; confirm final decisions with the competent local government and professionals.