An Analysis of the Leasing System and Its Improvement in the Incheon Port Hinterland Complex

This study analyzes the structural characteristics of the leasing system in the Incheon Port hinterland complex and examines its implications for port competitiveness from a supply chain management perspective. Despite its strategic location as a gateway port to the Seoul metropolitan area, the Incheon Port hinterland has been characterized by relatively high rental costs compared to other major domestic ports. These high rental levels stem primarily from a rigid land price-based pricing system and inflexible adjustment mechanisms, which have increased the cost burden on tenant firms and hindered industrial agglomeration within the hinterland. Using comparative analysis of leasing conditions, rental rates, leased areas, and tenant characteristics across major Korean ports, this study empirically identifies the structural causes of Incheon Port’s high rental costs. In addition, case studies of leading international ports are reviewed to derive policy implications applicable to the Incheon Port context. The results indicate that rental levels in the Incheon Port hinterland show limited alignment with cargo throughput or firm performance, while the imbalance between rental costs and service quality further weakens its competitive position. Based on these findings, this study proposes policy-oriented improvement measures, including the expansion of free trade zone designation, the introduction of differentiated rental rates by industry type, investment-linked rental incentives, and the adoption of public-private partnership-based development and management models. By reframing port hinterland leasing policy as a strategic instrument for supply chain competitiveness and industrial development rather than a revenue-oriented land management tool, this study contributes both academic and practical insights for enhancing the long-term competitiveness and sustainability of gateway ports such as Incheon.