A low-rise residential area in Gwangjin District, Seoul, has been transformed from 99 units into a 215-unit apartment complex through the Moa Housing initiative, marking the first occupancy under the city's Moa Housing project.
On September 28, the Seoul city government announced that the Hanyang Apartment, the first Moa Housing project, completed construction in August and began welcoming residents this month. Seoul Mayor Oh Se-hoon visited the site to meet with new residents and discuss the project's progress with local stakeholders.
The Hanyang Apartment is situated on a 9,877㎡ site that previously faced redevelopment challenges due to its size, which fell short of the 10,000㎡ threshold required for large-scale projects. The area had a 94% deterioration rate, with 70% of the housing classified as semi-basement units. The narrow 6-meter road was plagued by illegal parking, and there was a lack of parking and communal spaces for residents.
The Moa Housing initiative aims to construct small-scale apartment complexes by consolidating aging low-rise residential areas that do not meet redevelopment or reconstruction criteria. The Moa Town concept groups multiple Moa Housing sites to improve infrastructure such as roads, parking lots, and parks, managing them as a cohesive residential community.
Before the Moa Housing system was introduced, the Hanyang Apartment was already undergoing a small-scale housing improvement project. However, the application of Moa Housing review standards improved the project's conditions. The maximum building height increased from 10 to 15 stories, and the floor area ratio rose from 234% to 248%. The number of buildings was reduced from six to four, enhancing light, ventilation, and space utilization within the complex.
The number of planned units increased from 211 to 215, resulting in a net gain of 116 units compared to the previous 99 aging homes. The new apartment complex, which spans two basement levels and 15 stories, features wider roads, parking spaces, and green areas compared to the former low-rise residences. A city official noted that the Moa Housing policy improved project viability, reducing individual contributions by approximately 21 million won.
The project progressed rapidly, with integrated reviews completed in June 2023, construction starting in February 2024, and completion in August 2026. The city explained that the integrated review process allowed for simultaneous handling of various approval procedures, shortening the project timeline.
However, at the first occupancy site, residents expressed concerns about practical challenges related to loans, separate from the program's achievements. One prospective resident stated, "Although occupancy has begun, some are experiencing delays due to loan issues, which are holding us back."
While residents expressed satisfaction with the improved living conditions, they also called for harmony with surrounding Moa Town projects. One resident remarked, "I hope the plans for future Moa Town developments are carefully reviewed to ensure they blend well with existing communities."
Seoul plans to expand the Moa Housing initiative citywide, starting with the Hanyang Apartment. Currently, 168 Moa Housing sites have completed association establishment, with 14 sites, approximately 2,200 units, already under construction. An additional 27 sites, totaling about 3,800 units, are set to begin construction after receiving project approval.
In Gwangjin District, Moa Town projects are actively underway, with 27 Moa Housing projects in 10 Moa Towns, and resident consent forms being collected for 10 additional candidate areas. The city continues to implement regulatory improvements, including the introduction of a project viability correction coefficient and the elevation of semi-residential areas.
Notably, in July of this year, the average height standard of '13 stories' for second-class general residential areas (seven stories or fewer) was abolished. This change allows for the construction of mid- to high-rise apartments in areas adjacent to other second-class general residential zones, subject to committee review that considers surrounding conditions and aesthetics.
Mayor Oh Se-hoon stated, "Without the Moa Housing initiative, the Hanyang Apartment would have remained unredeveloped. In just over three years since the integrated review, it has transformed into a pleasant apartment complex with 116 additional units. I am pleased that residents can now enjoy a better living environment in their new homes." He added, "Areas with dense low-rise housing often face parking and green space shortages, causing inconvenience for residents. The advantage of Moa Housing is to increase housing supply while ensuring even small complexes harmonize with their surroundings."
Seoul aims to initiate the construction of 40,000 units through the Moa Housing initiative by 2031. Mayor Oh emphasized, "We will expedite the process to ensure residents can move into their new homes as quickly as possible."
* This article has been translated by AI.
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