▶ RSQUARE publishes 'Dosan Park Commercial District Analysis Report'
▶ "Beyond foot traffic, brand density drives commercial competitiveness"
▶ Report diagnoses a district in transition — brand restructuring, rental premiums, and rising asset prices reshape Dosan Park
The way commercial districts are evaluated is shifting. Foot traffic and total sales have long served as the primary benchmarks for competitiveness, but a district's future value is now increasingly determined by which brands establish a presence first — and what content forms around them.
RSQUARE announced on the 13th the publication of its 'Dosan Park Commercial District Analysis Report: Beyond Foot Traffic, Brand Density Drives Commercial Value,' examining this structural shift.
The report traces the trajectory of the Dosan Park district through a comprehensive analysis of industry composition, business openings and closures, rental rates, and actual transaction prices.
When Brands Cluster, Commercial Value Transforms
As of Q1 2026, approximately 1,400 businesses were active in the Dosan Park commercial district. Retail held the largest share at 36.3% (505 establishments), followed by food & beverage (F&B) at 34.6% (481 establishments) and services at 29.1% (404 establishments).
What matters beyond these raw figures is the direction of change. Over five consecutive quarters, F&B's share has declined while services and retail have steadily expanded, gradually restructuring the district's composition. That said, this shift reflects business count, not sales performance — the picture looks different when measured by revenue. F&B remains the district's core revenue driver, generating 39.8% of total sales, followed by healthcare/medical (27.3%) and retail (18.9%). In other words, while fashion and lifestyle brands are rapidly increasing their presence in Dosan Park, they have yet to become the dominant force behind total sales.
Business opening and closure trends reinforce this pattern of restructuring. As of Q1, a total of 1,390 businesses were operating in the district, reflecting a well-balanced mix across retail (36.3%), F&B (34.6%), and services (29.1%).
Net business openings recovered in Q2 and Q3 2025, posting net gains of +9 and +5, respectively. Starting in Q4, however, the trend reversed into net declines for two consecutive quarters (-7 and -5), pointing to slower demand for new entry. RSQUARE interprets this not as a sign of the district contracting, but as a stabilization process as new entrants and existing tenants settle into equilibrium.
These dynamics are directly reflected in rental rates. Average rent in the Dosan Park commercial district stands at 460,000 KRW per pyeong. Depending on micro-location, rates vary as much as fivefold — from the 200,000 KRW range to over 1.1 million KRW per pyeong — underscoring intensifying competition for prime spots. "This gap stems not simply from differences in floor size or general location, but from brand concentration and positioning within the district," RSQUARE noted. Ultimately, locations where leading brands cluster command the highest rental premiums.
Transaction Volume Slows, But Value Appreciates: A District in Transition
The sale and acquisition market reflects the same underlying trend. Land prices per pyeong in Dosan Park rose from 210–220 million KRW in 2021 to 320–450 million KRW in 2025. Following a brief correction in late 2022, prices rebounded — marking a 69% increase over the past four years.
Transaction volume alone showed periods of relative inactivity, but the analysis points to a scarcity of available listings rather than weak demand. In fact, four of the 12 transactions recorded during the analysis period were concentrated in November and December 2025 alone — suggesting that slower transaction activity signals asset scarcity rather than a soft market.
Price gaps by parcel size were also pronounced. Small parcels under 100㎡ traded at unit prices up to 1.8 times higher than medium-to-large parcels — a clear illustration of how limited supply in prime locations translates directly into pricing premiums.
RSQUARE characterized the Dosan Park commercial district not as being in decline, but as undergoing a "brand-centric transition." With foot traffic density running at 2.2 times the Seoul average, the district retains overwhelming visitor-drawing power. Going forward, its competitiveness is expected to be driven less by raw foot traffic and more by brand content and spatial curation.
"Backed by overwhelming foot traffic, Dosan Park is developing a distinct structure in which tenant brands add value to the district, which in turn drives up rents and asset prices," said Yun-sun Jeong, Retail Team Leader at RSQUARE. "This report is intended to serve as a meaningful benchmark — not only for site selection and investment decisions, but for reading broader shifts in the commercial real estate market."
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▶ RSQUARE publishes 'Dosan Park Commercial District Analysis Report'
▶ "Beyond foot traffic, brand density drives commercial competitiveness"
▶ Report diagnoses a district in transition — brand restructuring, rental premiums, and rising asset prices reshape Dosan Park
The way commercial districts are evaluated is shifting. Foot traffic and total sales have long served as the primary benchmarks for competitiveness, but a district's future value is now increasingly determined by which brands establish a presence first — and what content forms around them.
RSQUARE announced on the 13th the publication of its 'Dosan Park Commercial District Analysis Report: Beyond Foot Traffic, Brand Density Drives Commercial Value,' examining this structural shift.
The report traces the trajectory of the Dosan Park district through a comprehensive analysis of industry composition, business openings and closures, rental rates, and actual transaction prices.
When Brands Cluster, Commercial Value Transforms
As of Q1 2026, approximately 1,400 businesses were active in the Dosan Park commercial district. Retail held the largest share at 36.3% (505 establishments), followed by food & beverage (F&B) at 34.6% (481 establishments) and services at 29.1% (404 establishments).
What matters beyond these raw figures is the direction of change. Over five consecutive quarters, F&B's share has declined while services and retail have steadily expanded, gradually restructuring the district's composition. That said, this shift reflects business count, not sales performance — the picture looks different when measured by revenue. F&B remains the district's core revenue driver, generating 39.8% of total sales, followed by healthcare/medical (27.3%) and retail (18.9%). In other words, while fashion and lifestyle brands are rapidly increasing their presence in Dosan Park, they have yet to become the dominant force behind total sales.
Business opening and closure trends reinforce this pattern of restructuring. As of Q1, a total of 1,390 businesses were operating in the district, reflecting a well-balanced mix across retail (36.3%), F&B (34.6%), and services (29.1%).
Net business openings recovered in Q2 and Q3 2025, posting net gains of +9 and +5, respectively. Starting in Q4, however, the trend reversed into net declines for two consecutive quarters (-7 and -5), pointing to slower demand for new entry. RSQUARE interprets this not as a sign of the district contracting, but as a stabilization process as new entrants and existing tenants settle into equilibrium.
These dynamics are directly reflected in rental rates. Average rent in the Dosan Park commercial district stands at 460,000 KRW per pyeong. Depending on micro-location, rates vary as much as fivefold — from the 200,000 KRW range to over 1.1 million KRW per pyeong — underscoring intensifying competition for prime spots. "This gap stems not simply from differences in floor size or general location, but from brand concentration and positioning within the district," RSQUARE noted. Ultimately, locations where leading brands cluster command the highest rental premiums.
Transaction Volume Slows, But Value Appreciates: A District in Transition
The sale and acquisition market reflects the same underlying trend. Land prices per pyeong in Dosan Park rose from 210–220 million KRW in 2021 to 320–450 million KRW in 2025. Following a brief correction in late 2022, prices rebounded — marking a 69% increase over the past four years.
Transaction volume alone showed periods of relative inactivity, but the analysis points to a scarcity of available listings rather than weak demand. In fact, four of the 12 transactions recorded during the analysis period were concentrated in November and December 2025 alone — suggesting that slower transaction activity signals asset scarcity rather than a soft market.
Price gaps by parcel size were also pronounced. Small parcels under 100㎡ traded at unit prices up to 1.8 times higher than medium-to-large parcels — a clear illustration of how limited supply in prime locations translates directly into pricing premiums.
RSQUARE characterized the Dosan Park commercial district not as being in decline, but as undergoing a "brand-centric transition." With foot traffic density running at 2.2 times the Seoul average, the district retains overwhelming visitor-drawing power. Going forward, its competitiveness is expected to be driven less by raw foot traffic and more by brand content and spatial curation.
"Backed by overwhelming foot traffic, Dosan Park is developing a distinct structure in which tenant brands add value to the district, which in turn drives up rents and asset prices," said Yun-sun Jeong, Retail Team Leader at RSQUARE. "This report is intended to serve as a meaningful benchmark — not only for site selection and investment decisions, but for reading broader shifts in the commercial real estate market."