Seoul City has decided to select 100 additional candidate sites for Moa Towns by 2030. However, in the existing project area of Bondon 4 in Gangbuk District, most sites have been excluded due to resident opposition. The only remaining A-3 zone will also be subject to a resident survey to determine whether the project will proceed, raising the possibility of complete withdrawal of the area.
According to Seoul City and Gangbuk District on October 26, four out of five planned project zones in the Bondon 4 area have been excluded, leaving only the A-3 zone.
Gangbuk District announced a change in the project area on September 21, excluding zones A-1, A-2, A-4, and A-5 from the Moa Town planning scope. This decision reflects the results of the 15th expert advisory meeting of Seoul City, which indicated that the level of resident opposition met the criteria for withdrawal under the city's conflict prevention plan for Moa housing and Moa Towns.
The future of the remaining A-3 zone is also uncertain. Gangbuk District plans to conduct a resident survey on support and opposition by early November, after which it will seek expert advice from Seoul City.
A Seoul City official stated, "If the results of the re-survey meet the withdrawal criteria, there is a possibility that the zone will be withdrawn." If the A-3 zone is also excluded, there will be no project areas left in Bondon 4.
Residents' opposition is attributed to concerns over additional costs and relocation burdens. A Gangbuk District official noted, "Residents are opposing due to concerns about additional costs and not wanting to move."
In low-rise residential redevelopment projects, conflicts also arise over existing rental income. An industry insider explained, "In low-rise areas, some owners utilize the first and second floors for rental housing or commercial spaces, leading to opposition from those wanting to maintain their rental income."
Meanwhile, construction is ongoing for the first pilot Moa Town project in Bondon, indicating varying progress across different project sites.
Other areas have also seen project cancellations or withdrawals due to resident opposition. Notable examples include the Jayang 2-dong area in Gwangjin District, the Wolgye-dong area in Nowon District, and the Hwarang Village in Muk 1-dong, Jungnang District.
According to the "Moa Integrated Planning Promotion Plan" announced by Seoul City on October 12, the city aims to select 100 new candidate sites by 2030 to establish a foundation for the supply of approximately 80,000 housing units. The requirements for new project proposals have been strengthened to require consent from over 60% of landowners and more than half of the land area.
A Seoul City official explained, "In Bondon 4, the project could be applied with only 30% consent from landowners at the time of selection in November 2024. We have strengthened the new proposal requirements to address cases where opposition arises due to insufficient initial resident consent."
Kim Je-kyung, CEO of Tumi Real Estate Consulting, stated, "Unlike large-scale redevelopment, Moa Towns are pursued on a scale of hundreds of households, making it difficult to achieve economies of scale. Construction companies also selectively bid based on project viability. If some zones are excluded, the overall redevelopment effect will inevitably diminish."
* This article has been translated by AI.
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