"Why Fix It When It's Bound to Be Torn Down?"... Jangwi 13 District Stuck in Time amid Fluctuating Redevelopment Plans

Surrounding Areas Transformed into Apartments, Jangwi 13 District Remains Stagnant

"Leaks and Peeling Paint, but Repairs Are Put Off"

Residential Environment Deteriorates Amid Policy Fluctuations

On the afternoon of August 24, in Jangwi-dong, Seongbuk-gu, Seoul, the Jangwi 13 District—where redevelopment has been awaited for nearly 20 years—was filled with old villas and aging detached houses with low brick-fenced walls along steep inclines. Turning to the other side, high-rise apartment complexes soared toward the sky, contrasting with the Bukseoul Dream Forest in the background. Once promoted as the largest new town project in Seoul, the area starkly differs from its surroundings that have since transformed into apartments, as the Jangwi 13 District remains mired in the past due to repeated reversals of redevelopment zone designation and stalled projects.

On the 24th, residents were climbing a hill in the Jangwi 13 District area of Seongbuk-gu, Seoul. Photo by Ji-Eun Oh

Although the area was again selected for the fast-track integrated planning program in April this year, the reactions of residents, worn down by repeated cycles of hope and disappointment, are far less enthusiastic than before. Oh Heeseok (age 76), who moved here in 2006 with high hopes for Jangwi New Town, lamented, "I sold my apartment in the Gireum New Town area and moved here, only to end up losing out. It's been over four to five years since my window started leaking, but with redevelopment always seeming just out of reach, I can't even consider major repairs that cost a lot of money—so this is how I live."

As Jangwi 13 District spent the past 20 years oscillating between designation and cancellation as a redevelopment area, both residential and commercial environments have sharply deteriorated. Aging is severe, with 70 percent of the buildings now more than 30 years old. However, amidst shifts in policy between redevelopment and urban regeneration, fundamental improvements to the living conditions have not been achieved. The burden of policy fluctuations concerning redevelopment projects has ultimately been borne entirely by the residents.

On the 24th, a building in Jangwi 13 District, Seongbuk-gu, Seoul was found to have a "No Entry" sign due to hazards caused by aging. Photo by Oh Jieun

The redevelopment of Jangwi 13 District began in earnest in 2006 after being designated as an urban renewal zone. However, as concerns regarding project profitability and diverging interests among residents intensified, momentum for the project faded. In 2014, the area failed to gain the support of 50 percent of landowners and, thus, was released from renewal zone designation as the sunset clause was applied. Afterwards, Seoul Metropolitan Government pursued an exit strategy for new towns and focused on urban regeneration, converting the area into an urban regeneration activation zone in 2015. Although a total of 10 billion won was invested over four years to improve alleys, public facilities, and community programs, there were clear limitations to large-scale improvement of the aging housing stock itself. Eventually, after about a decade, redevelopment was again pursued.

While discussions concerning redevelopment and urban renewal stagnated, the neighborhood continued to age rapidly. According to private-sector urban renewal data compiled from building registers, as of last year, 303 out of 474 buildings (63.9 percent) in Zone 13-1, and 340 out of 455 buildings (74.7 percent) in Zone 13-2, were over 30 years old.

The old villas that populate Jangwi 13 District showed exterior walls with peeling paint, and some portions of sloped roadways were broken. Many villas had strips of tape stuck across their worn windows, or notices at the front doors instructing residents not to close them due to danger of breakage. The main road used by the community bus is a steep uphill that stretches for about 300 meters. The steepest portion has an incline of approximately 12 degrees, or 21 percent, making walking a physical challenge.

Most of the approximately 10 residents met onsite were elderly, well over 70 years old. As they climbed, many had to stop repeatedly, wiping away sweat on the steep slope. As of last month, the average age in Jangwi 1-dong, which includes Jangwi 13 District, was 47.9 years, which is 2.3 years higher than Seoul’s overall average of 45.6. The population of senior citizens aged 65 or older living here is 4,992.

On the 24th, at a multi-family residence in Jangwi 13 District, Seongbuk-gu, Seoul, tape was stuck all over the windows to prevent damage caused by the wind. Photo by O Ji-eun

Experts point out that as policy directions have shifted numerous times, the gap in improvements to the residential environment has widened. Jang Kyungseok, senior researcher at the National Assembly Research Service’s national land and marine affairs team, stressed, "From the very beginning, redevelopment zones must be intricately designed for project profitability and aligned with broader urban planning. Since development activities are restricted once an area is designated for redevelopment, the residential environment inevitably deteriorates. Therefore, when such zones are released, there must be measures in place for managing neighborhoods that have already become dilapidated."

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