Seoul to Upgrade Moa Housing to Quasi-Residential Zones and Ease Regulations... Boosting Project Feasibility and Speed

Upgrade to Quasi-Residential Zones Near Subway Stations and Main Roads
Expanded General Sales, FAR Up to 500%
Abolition of the 'Average 13 Stories' Rule for Category 2 Zones
Mid- and High-Rise Apartment Construction Now Possible

The Seoul Metropolitan Government is accelerating the performance and implementation speed of its “Moa Housing·Moa Town” initiative, aimed at expanding housing supply in aging, low-rise residential areas where redevelopment is difficult.

Seoul Mayor Oh Se-hoon is reviewing the status of the site at the Moa Town project in Pungnap-dong, Songpa-gu, Seoul, which he visited last February. Seoul City

On July 9, the city announced that it will upgrade Moa Towns located near subway stations and along main roads to quasi-residential zones, applying a floor area ratio (FAR) of up to 500%. It will also virtually abolish the floor restriction for Category 2 general residential zones (currently limited to seven stories or less).

The “Moa Housing·Moa Town” project, currently being promoted by Seoul, is a Seoul-style small-scale redevelopment project designed to address areas neglected by traditional redevelopment. The core of the project is to systematically redevelop areas that were difficult to develop individually by grouping them into a single living zone, supporting joint development by residents, and supplying quality housing while simultaneously expanding essential infrastructure such as roads, parks, and parking lots.

Unlike large-scale redevelopment projects that involve complete demolition, this approach allows existing local communities to be preserved as much as possible, shortens the project period, and reduces the burden on residents.

Since the implementation of the Moa Housing·Moa Town project in 2022, the city has continuously improved the system by leveraging administrative experience gained through site selection, management planning, and a total of 223 integrated reviews, as well as by incorporating feedback from the field.

The latest improvement plan focuses on revising regulations that have hindered project progress and improving overall business conditions. Key changes include: ▲Establishing detailed standards for upgrading quasi-residential zones near subway stations and main roads, ▲Improving floor restrictions for Category 2 general residential zones (seven stories or less), ▲Expanding FAR incentives for community facilities, and ▲Creating standardized procedures for integrated reviews.

Upgrade to Quasi-Residential Zones Near Subway Stations and Main Roads: Expanded Sales and FAR Up to 500%

The city will upgrade Moa Towns located near subway stations and along main roads to quasi-residential zones, increasing the FAR and the number of units available for general sale. When upgraded, the maximum FAR is up to 400%, but if public rental housing is supplied together, the legal maximum FAR can be up to 500%.

Eligible areas include Category 3 general residential zones within Moa Towns where more than half of the Moa Housing project area is located within 350 meters of a subway station, or within 50 meters of a main road at least 20 meters wide. To qualify, station areas must be within 350 meters from the center of the subway or national railway platform, and main road zones must be within 50 meters of a road at least 20 meters wide, with at least one-eighth of the zone’s perimeter facing a road. Final decisions will comprehensively consider the increased demand for infrastructure due to higher density.

Abolition of the 'Average 13 Stories' Rule for Category 2 Zones (Seven Stories or Less): Mid- and High-Rise Apartments Now Possible

The city will also remove the floor restriction, which has been a major obstacle to the activation of Moa Housing projects. Specifically, the “average 13 stories or less” rule for street housing redevelopment projects in Category 2 general residential zones (currently limited to seven stories or less) will be eliminated.

As a result, if a Category 2 (seven stories or less) area is adjacent to another Category 2 or higher area and the project is implemented on a block basis, it will now be possible to supply mid- and high-rise apartments, taking into account the surrounding environment and landscape.

Expanded FAR Incentives for Community Facilities: Above-Ground Installation Now Allowed, Improving Project Feasibility

The floor area ratio incentives for installing community facilities will also be expanded. Previously, facilities such as gyms and libraries had to be open to the community to receive FAR relief. Moving forward, the same benefits will be applied regardless of whether the facility is open to the public or not.

In existing small-scale redevelopment projects, limited land area often required parking lots and community facilities to be installed together in basement levels, resulting in insufficient parking space and increased underground construction costs.

From now on, even if community facilities are installed above ground, the corresponding FAR will be relaxed within the legal maximum FAR limit. Underground levels will be used more efficiently for parking, and underground construction costs are expected to decrease.

Since February, landscape, traffic, disaster, and education fields have been added to the integrated review for small-scale housing redevelopment projects. To enable faster reviews, a “standardized review procedure” has been introduced. A checklist system will help district offices determine in advance whether a project is subject to integrated review, and the standardization of the consultation process will shorten the pre-review period.

Choi Jinseok, Head of the Housing Bureau at the Seoul Metropolitan Government, stated, “This improvement focuses on quickly reflecting changes in the law and actively addressing regulations raised in the field. We will continue to improve the system so that Moa Housing·Moa Town can become a leading model for housing supply, ensuring residential stability in aging low-rise neighborhoods.”

This content was produced with the assistance of AI translation services.