Debate over so-called “cage apartments” — criticism of high-density, small-unit development — is spreading to redevelopment projects around Hyochang Park Front Station in Seoul’s Yongsan district. Even so, projects are moving ahead on the back of floor-area-ratio incentives.
According to the redevelopment industry on April 21, the promotion committee for a station-area long-term jeonse housing (Shift) urban renewal redevelopment project near 82-1 Wonhyo-ro 1-ga will hold an on-site briefing on April 23 to select a design firm.
The plan was finalized last month after passing the Seoul Metropolitan Government’s Urban Planning Commission. It expands the project to 2,743 homes, including 553 long-term jeonse units and 210 public rental units for redevelopment.
The area applied for public-led redevelopment in 2020 but failed to qualify under aging-building criteria. In 2021, it was selected for Seoul’s “Shift Season 2” program. In exchange for supplying some homes as long-term jeonse at about 80% of market levels, the project can receive a floor-area ratio of close to 500%.
Some residents say the high-density plan could worsen living conditions and have raised the “cage apartment” issue. In the area, four to five villa households posted signs claiming the rental share exceeds 40%. A nearby real estate agent said owners with larger land shares and existing rental income are more likely to oppose the project out of concern that profits could fall after redevelopment.
The promotion committee rejected that claim, saying the rental share is “about 29%.” It said rentals currently account for 23% by floor area and could drop to the low 20% range once benefits from easing the baseline floor-area ratio are applied. The committee added that support already exceeded 70% when it received approval as a promotion committee and said the project faces no obstacles. It aims to obtain approval to establish the association in September and select a builder by year’s end.
Disputes over rental ratios and project feasibility are also spreading more broadly around the station, where multiple redevelopment models — including Moa Town, station-area Shift and the Urban Public Housing Complex Project — are being pursued at the same time, fueling conflicts of interest depending on the approach.
In the Hyochang-dong 5-307 area, officials have also adopted the station-area long-term jeonse housing urban renewal redevelopment model. With the designation of the redevelopment zone and public notice of the plan issued on April 16, the project is moving forward. It calls for 2,993 homes, including 450 redevelopment rental units and 743 long-term jeonse units. Units sized 40 to 60 square meters would total 1,941, reflecting a high-density approach.
Near Exit 5 of Hyochang Park Front Station on Subway Line 6, the Yongmun-dong 1-126 area is facing internal conflict over whether to proceed under a public-led model or switch to a private-led approach. Claims have surfaced that opposition stands at 37%. The area was selected in 2022 as an eighth-round candidate site for the Urban Public Housing Complex Project. To be designated as a main project zone, it must secure consent from at least two-thirds of landowners, or 66.7%.
Under the Urban Public Housing Complex Project, the Korea Land and Housing Corp., or LH, becomes the project operator. Incentives include a higher floor-area ratio and reduced burdens for public contributions, while 20% to 30% of homes are used as public housing. That differs from the privately proposed station-area Shift program.
Elsewhere, in the Hyochang-dong 5-291 area, organizers are collecting consent forms to participate in the Urban Public Housing Complex Project. A preparatory committee said the Season 2 station-area program was revised to allow a floor-area ratio of up to 1.4 times the legal cap, adding that the project’s profitability is competitive with private redevelopment.
* This article has been translated by AI.
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