{"id":2200508,"date":"2023-03-24T20:15:49","date_gmt":"2023-03-24T11:15:49","guid":{"rendered":"https:\/\/koreapro.org\/?p=2200508"},"modified":"2023-07-19T12:47:45","modified_gmt":"2023-07-19T03:47:45","slug":"modern-high-rise-apartments-come-at-a-price-for-seouls-most-vulnerable","status":"publish","type":"post","link":"https:\/\/koreapro.org\/2023\/03\/modern-high-rise-apartments-come-at-a-price-for-seouls-most-vulnerable\/","title":{"rendered":"Modern high-rise apartments come at a price for Seoul\u2019s most vulnerable"},"content":{"rendered":"

Even though it was home for over 70 years, truck driver Lee Jong-yeol was forcibly evicted from his central Seoul townhouse in Sept. 2018. After being beaten up by thugs who he says were working for redevelopers and having his possessions sold in what he claims was a mandatory auction.<\/span><\/p>\n

Like many citizens living in older parts of the South Korean capital, Lee\u2019s Ahyeon-dong neighborhood was part of an area earmarked for major redevelopment <\/span>in the early 2000s<\/span><\/a>.<\/span><\/p>\n

But the redevelopment project led to the forced eviction of many residents like Lee \u2014 <\/span>one of whom even killed himself<\/span><\/a> in protest of the same issue in 2018.\u00a0<\/span><\/p>\n

Now, adjacent to where an apartment complex called \u201cMapo The Classy\u201d is nearing completion, Lee lives most of his days in a small truck to protest against what happened to him and his neighbors.<\/span><\/p>\n

Though his story isn\u2019t unique \u2014 South Korea has such a lousy record on forced evictions that a United Nations (U.N.) Special Rapporteur <\/span>expressed deep concern<\/span><\/a> about the issue while visiting Ahyeon-dong in 2018 \u2014 it offers a glimpse into the hidden costs of redevelopment in one of Asia\u2019s most powerful economies.<\/span><\/p>\n

\"\"

Lee tends to his truck-tent residence on a cold January day | Image: Korea Pro<\/p><\/div>\n

ONE MAN PROTEST<\/b><\/p>\n

\u201cI have asked for help from almost every government agency, such as the National Human Rights Commission of Korea,\u201d Lee explains. \u201cI contacted the police and even sent letters to the presidential office for help.\u201d<\/span><\/p>\n

Though he says he went on hunger strike \u201cfor about 30-something days\u201d and even went \u201cup to the top of a construction site [to] threaten to jump off,\u201d he has nothing to show for it.<\/span><\/p>\n

\u201cWhat I\u2019m demanding is simple, basic human rights,\u201d he explains. \u201cIf they took a house from me, I ought to demand one in return.\u201d<\/span><\/p>\n

For a neighborhood to be approved for reconstruction in South Korea, the law requires the consent of at least <\/span>75% of the neighborhood\u2019s homeowners<\/span><\/a>. And here, problems begin for those unwilling to leave.<\/span><\/p>\n

When Lee rejected to consent to the reconstruction, he said the Ahyeon District 2 Reconstruction Cooperative \u2014 the cooperative in charge of land acquisition and resident migration in the area \u2014 filed a land acquisition lawsuit against him. The lawsuit led to the transfer of Lee\u2019s ownership of the house to the cooperative for about $229,000 (297 million won) in compensation.\u00a0<\/span><\/p>\n

\u201cThey hired nine lawyers against me \u2014 a single man who cannot fight back. Isn\u2019t this absurd? No wonder I can\u2019t fight them with the law,\u201d Lee said.<\/span><\/p>\n

Today, Mapo The Classy apartments can cost between $775,000 to $1 million (<\/span>1 to 1.4 billion won<\/span><\/a>). But Lee said the compensation the cooperative offered him was inadequate for the two-story townhouse he owned before, or the land it sat upon.<\/span><\/p>\n

\u201cThey offered so little,\u201d Lee said. \u201cI couldn’t get any house or room to myself with that.\u201d<\/span><\/p>\n

When Lee refused to move out, the cooperative sued him, charging him $28,500 (35 million won) in fines. \u201cThey sued me for overstaying at my own house and thus for delaying their construction.\u201d<\/span><\/p>\n

\"\"

Lee points to the fine he was told to pay for refusing to leave his own home | Image: Korea Pro<\/p><\/div>\n

Lee also said his possessions were forcibly removed and put up for auction, which resulted in $7,300 (9 million won). He said he didn\u2019t accept it.<\/span><\/p>\n

\u201cLet me be clear, I have not received a single penny from them since [the forced eviction] started,\u201d Lee told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

\u201cWhen they came to our neighborhood to force us all out, all of the residents \u2014 about some hundred people \u2014 gathered to block them,\u201d he explained. \u201cThey cursed at us and resorted to physical violence \u2026 Once, they dragged me into an empty house and beat me up.\u201d\u00a0<\/span><\/p>\n

When asked about the use of violence in the process of forced evictions, a member of the reconstruction cooperative said \u201cno violence was used\u201d and that \u201chis claims are all made-up.\u201d Co-developers of Mapo The Classy, HDC Hyundai Development Company and SK Ecoplant, told <\/span>Korea Pro<\/span><\/i> they were not \u201cinvolved in the eviction process.\u201d\u00a0<\/span><\/p>\n

Looking back at what\u2019s happened, Lee said the whole thing left him in shock that South Korea\u2019s legal system could allow something like this to happen.<\/span><\/p>\n

\u201cI keep asking myself: is this just?\u201d<\/span><\/p>\n

\"\"

Lee points to the fine he was told to pay for refusing to leave his own home | Image: Korea Pro<\/p><\/div>\n

THE BROADER PROBLEM<\/b><\/p>\n

Experts told <\/span>Korea Pro<\/span><\/i> that developers lack sufficient consideration for Seoul residents like Lee and that the rights of long-term residents in neighborhoods like Ahyeon are often overlooked.<\/span><\/p>\n

When then-mayor Lee Myung-bak \u2014 who later became president \u2014 designated Ahyeon for reconstruction, he promoted it as different from conventional projects. Lee focused on the broader \u201cpublic interest\u201d benefits reconstruction would bring, Park In-kwon, a professor of environmental studies at Seoul National University (SNU), said.<\/span><\/p>\n

\u201cBut in fact, alternative housing measures for tenants were not fully considered,\u201d Park continued, leading to the aforementioned suicide of one of Lee\u2019s neighbors.\u00a0\u00a0<\/span><\/p>\n

\u201cThis [suicide] represented the desperate situation the project had put low-income tenants into. It is challenging for them to go elsewhere unless housing measures are provided,\u201d Park said.<\/span><\/p>\n

Though some public funds had been earmarked for building new roads and parks in the redeveloped area, none had been assigned for alternative housing for the original residents, Park said, leading to the \u201cunavoidable situation\u201d residents like Lee face.<\/span><\/p>\n

The problem isn\u2019t just limited to Ahyeon, however, as the U.N. Special Rapporteur Leilani Farha <\/span>noted<\/span><\/a>.\u00a0<\/span><\/p>\n

Even though there have been some improvements, South Korea\u2019s \u201ccurrent legal framework for urban redevelopment and reconstruction does not comply with internationally recognized human rights standards and continues to result in forced evictions,\u201d Farha said.<\/span><\/p>\n

Broadly speaking, South Korea\u2019s approach to reconstruction and redevelopment is similar to land reclamation, said Park of SNU.<\/span><\/p>\n

Redevelopment projects, Park continued, destroy the residential and regional ecosystem, with data showing the rate at which original residents return to the redeveloped area \u2014 defined as the resettlement rate \u2014 is only about 20 to 30%.<\/span><\/p>\n

\"\"

Older houses near Lee\u2019s Ahyeon townhouse being demolished in March 2017 | Image: Korea Pro<\/p><\/div>\n

The reason for this is twofold: For one, cash compensation is often meager for those who owned land and property taken for redevelopment.\u00a0<\/span><\/p>\n

Former tenants find it challenging to afford a new apartment unit in the exact location where their homes had been, even if offered at preferential rates, Park said. And for renters, the price hike following redevelopment is so significant that they often have no choice but to move to \u201canother poor residential area.\u201d<\/span><\/p>\n

The limited rights afforded to landowners and renters in areas marked for reconstruction in South Korea go directly against the Office of the United Nations High Commissioner for Human Rights (OHCHR) recommendations <\/span>published in 2014<\/span><\/a>.<\/span><\/p>\n

The OHCHR suggested that residents should be offered adequate alternative housing, emphasizing that forced evictions should not result in homelessness.<\/span><\/p>\n

\"\"

A sign in Lee\u2019s neighborhood before demolition says that the reconstruction project stomps on the rights of residents living in the area | Image: Korea Pro, March 2017<\/p><\/div>\n

The impact of the Ahyeon reconstruction project on Lee goes against these recommended international standards. As part of a minority of the property owners who protested against the reconstruction project, Lee was not given a better option than accepting the cooperative’s \u201ctake-it-or-leave-it\u201d cash offer.\u00a0<\/span><\/p>\n

Notably, South Korea is one of just a few countries that evaluate land and property based on pre-development market value. And it\u2019s this that results in the low levels of compensation original residents like Lee are offered.\u00a0<\/span><\/p>\n

Lee Kang-hoon, a lawyer and a member of People\u2019s Solidarity for Participatory Democracy, told <\/span>Korea Pro<\/span><\/i> that he sympathized with residents like Lee: \u201cI understand these complaints because they should be provided with support for the housing relocation, but they are not receiving it.\u201d\u00a0<\/span><\/p>\n

\"\"

A sign in Lee\u2019s neighborhood before demolition says that the reconstruction project stomps on the rights of residents living in the area | Image: Korea Pro, March 2017<\/p><\/div>\n

LOOKING FORWARD<\/b><\/p>\n

Stories like that of Lee and the Ahyeon neighbor who committed suicide are reminders that South Korea\u2019s laws are insufficient to protect the rights of some of the most vulnerable members of society.<\/span><\/p>\n

Before leaving the country in 2018, U.N. Special Rapporteur Farha <\/span>said<\/span><\/a> addressing the topic of forced eviction in South Korea was urgent because it \u201cis considered a serious violation of international human rights law.\u201d<\/span><\/p>\n

Lee \u2014 the lawyer \u2014 told <\/span>Korea Pro<\/span><\/i> he agreed that it was clear that South Korea\u2019s approach to forced eviction didn\u2019t meet international standards.\u00a0<\/span><\/p>\n

But he said that until new legislation is introduced, there is little that can be done, even though South Korea has an obligation to \u201cmeet human rights standards.\u201d<\/span><\/p>\n

Looking forward, U.N. Habitat guidance dating back to 2014 offers policy recommendations that could help limit the scale of consequences emanating from forced evictions in South Korea. \u200b\u200b\u00a0<\/span><\/p>\n

\u201cThe calculation of compensation should include other aspects and not be solely based on the mere market value of houses and shacks that the persons inhabit,\u201d the <\/span>guidance reads<\/span><\/a>. In particular, it also stresses that those pushed out should be given compensation that replaces the cost of the house and allows people to \u201crehouse themselves adequately.\u201d\u00a0<\/span><\/p>\n

And further, it states that if land has been lost, \u201cthe evicted should be compensated with land commensurate in quality, size and value, or better.\u201d<\/span><\/p>\n

Meanwhile, SNU professor Park says, \u201cIf tenants are not given alternative housing options, then the city may have to pressure the construction [company] to build additional rental houses.\u201d<\/span><\/p>\n

Asked what Seoul is currently doing to help citizens in areas marked for reconstruction and redevelopment, Seoul mayor Oh Se-hoon \u2014 in office again after being mayor between 2006-2011 \u2014 told <\/span>Korea Pro<\/span><\/i> in February that the city provides \u201cpublic rental houses\u201d and \u201cother methods\u201d for those displaced \u2014 without going into detail.\u00a0<\/span><\/p>\n

\u201cBut I want to make it clear that the city does not demolish and rebuild without thinking about consequences and want to clarify that the city supports the socially neglected,\u201d Oh added.<\/span><\/p>\n

\"\"

Lee shares with Korea Pro a picture of himself during his hunger strike in May 2021 | Image: Korea Pro<\/p><\/div>\n

Asked what he wanted, protestor Lee said he expected much more support for the original tenants of the area.<\/span><\/p>\n

\u201cI think it\u2019s important that the government makes sure that all the original residents are given proper alternative housing,\u201d he told <\/span>Korea Pro<\/span><\/i>. \u201cIf they think the value of the new apartment and the property don\u2019t add up, they can provide leasing contracts for them.\u201d<\/span><\/p>\n

Above all, he said, original residents must be \u201cgiven some kind of housing at the end, somewhere they can move and that is not worse than where they used to live.\u201d<\/span><\/p>\n

For now, though, he doesn\u2019t know what else to do.<\/span><\/p>\n

\u201cI just want to say that this whole system \u2026 the law \u2026 and everything is so unfair. How could they just do this to an innocent, ordinary citizen?\u201d<\/span><\/p>\n

Edited by John Lee<\/span><\/i><\/p>\n

Business & Economy<\/span><\/a>Culture & Society<\/span><\/a><\/div>","protected":false},"excerpt":{"rendered":"

Even though it was home for over 70 years, truck driver Lee Jong-yeol was forcibly evicted from his central Seoul townhouse in Sept. 2018. After being beaten up by thugs who he says were working for redevelopers and having his possessions sold in what he claims was a mandatory auction. Like many citizens living in […]<\/p>\n","protected":false},"author":10407,"featured_media":2200506,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[21],"tags":[24,25],"class_list":["post-2200508","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-analysis","tag-business-economy","tag-culture-society"],"yoast_head":"\nModern high-rise apartments come at a price for Seoul\u2019s most vulnerable - KOREA PRO<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/koreapro.org\/2023\/03\/modern-high-rise-apartments-come-at-a-price-for-seouls-most-vulnerable\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Modern high-rise apartments come at a price for Seoul\u2019s most vulnerable - KOREA PRO\" \/>\n<meta property=\"og:description\" content=\"Even though it was home for over 70 years, truck driver Lee Jong-yeol was forcibly evicted from his central Seoul townhouse in Sept. 2018. 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