[Report] "Can't Live in Rental Housing" Repeated Controversy in Fire-Ravaged Guryong Village

On the Afternoon of the 25th, Visiting Guryong Village in Gangnam-gu, Seoul
Disaster Victims Gathered at the Emergency Response Headquarters Tent
Living Temporarily in Hotels but "Feeling Uncomfortable"
Rental Housing Proposed as Alternative Shelter
"Want to Live Here"... "Worried About Rent"

Ongoing Disasters... No Progress in Redevelopment
Differences in Compensation Methods, Difficult to Resolve Conflicts

[Asia Economy Reporter Hwang Seoyul]

"Let's go home now"

"Where is home? Everything burned down"

On the 25th, I visited Guryong Village in Gangnam-gu, Seoul. At the edge of the fire site in District 4, which was swept by flames just before the Lunar New Year holiday, a large tent with a banner reading ‘Guryong Village Fire Victims Emergency Response Headquarters’ caught my eye. Inside the tent, about 10 fire victims who lost their homes were huddled together. Although the perceived temperature in Seoul dropped to minus 25 degrees Celsius that day, the victims relied on a small stove set up in the center of the tent. One victim said, "I only sleep at the hotel and have been gathering here since 7 a.m."

"Let us build and live here" vs "Move to rental housing"

On the 25th, I visited Guryong Village District 4 in Gangnam-gu, Seoul. Access control tape is wrapped around the pitch-black ashes / Photo by Hwang Seoyul chestnut@

Five days after the fire, the site remained unattended. Charred household goods and partially burned briquettes were scattered everywhere, and the acrid smell had not yet dissipated. The plastic greenhouses used as homes were reduced to frames, and broken glass shards and rebar were constantly underfoot.

The displaced victims were staying at a nearby hotel temporarily arranged by Gangnam District Office. Although the hotel’s facilities were better than the unauthorized buildings they had lived in, the victims did not feel at ease. Mr. Yoo, who had lived in Guryong Village for 35 years, said, "The environment is good, but since it’s not my home, I don’t feel completely comfortable," adding, "Guryong Village is where my home is, so I want to continue living here." The hotel stay was expected to last about a week, but extensions might be possible if the victims wished.

The problem is that there is no suitable place for the victims to live after leaving the hotel. They cannot rebuild temporary structures on the original fire site, and the victims are reluctant to move to rental housing provided by SH Corporation. A district office official explained, "Since the buildings were completely destroyed, we cannot agree to or permit new construction," adding, "The district office is encouraging SH Corporation to negotiate so that victims can live in a safer environment."

In District 4 of Guryong Village, where the fire occurred, a skeletal greenhouse made of vinyl remained alone.
Photo by Seoyul Hwang chestnut@

Since about 400 households in Guryong Village have already moved to rental housing, SH Corporation’s policy is to apply the same standard to the fire victims. However, the victims I met on site found this difficult to accept. Mr. Kim Namgu (65), a victim, said, "The purpose is to have my own home, but if I move into a rental, I may never be able to return." Another victim said, "I want to live here because I can’t live elsewhere," adding, "Living in rental housing means it will be difficult to continue residing in Guryong Village."

Some were worried about rent. One victim said, "I heard from acquaintances who moved to rental apartments that they have to pay at least 200,000 to 300,000 won per month," adding, "Many residents earn less than one million won." He added, "I hope we can live here as before, not just have rental rights." On that day, SH Corporation visited 45 households (62 people) affected by the fire, as reported by the district office, delivering notices and explaining the provision of rental housing. However, it was understood that no victims had yet applied to move into the rental housing provided by SH Corporation.

‘Compensation issues’ cause redevelopment to circle for over 10 years... Residents’ demands vary

At the entrance of Guryong Village in Gangnam-gu, Seoul, banners opposing rental compensation due to redevelopment are displayed.
Photo by Hwang Seoyul chestnut@

Disasters have not been limited to this recent event in Guryong Village. In 1999, a fire left about 30 residents homeless, and in 2004, three houses burned down within 20 minutes. Since 2009, more than 10 fires have occurred. Due to the densely packed housing structure, fires spread easily. In 2011, heavy rains flooded about 560 houses, and last August, floods caused about 100 victims due to housing inundation.

Despite the poor environment and repeated fires, Guryong Village has not been redeveloped due to conflicts over compensation and remains in the state of a shantytown from the late 1980s. In 2011, Seoul City announced a public development plan to supply 2,793 apartments by 2016. At that time, the city also planned to provide 1,250 permanent and public rental apartments for existing residents to settle. However, due to prolonged discussions over compensation methods?whether to sell or rent?the area was removed from the development zone in 2014.

At the entrance of Guryong Village in Gangnam-gu, Seoul, banners displaying differing claims from various resident councils such as the Residents' Autonomy Committee, Village Autonomy Committee, and Landowners-Residents Council are hung. The photo shows a banner put up by the 'Residents' Autonomy Committee.' Photo by Seoyul Hwang chestnut@

Subsequently, in November 2016, the city re-designated Guryong Village as an urban development zone and approved and announced the urban development project plan in June 2020. The plan was to start construction in 2022 and complete the project in the second half of 2025. It also promised to supply 4,000 public rental housing units. Seoul Mayor Oh Se-hoon visited the site on the 20th and said, "Redevelopment is the solution," but development remains stalled due to differences in opinions on compensation.

Residents also have differing views on compensation methods. Currently, there are three resident councils in Guryong Village. The Residents’ Autonomous Committee advocates for allowing residents to sell their land at a low price per pyeong (Korean unit of area) instead of rental housing, and then activating regional housing cooperatives so residents can become members. In contrast, the Village Autonomous Committee and the Landowners and Residents’ Council are discussing rental housing with eventual conversion to ownership. SH Corporation maintains the position that compensation will proceed according to laws and regulations.

Meanwhile, the number of households temporarily relocated to rental housing provided by SH Corporation in Guryong Village is 437, and according to recent statistics from the district office, the current number of households residing in Guryong Village is 665.