[Edaily Reporter KIM HYUNG-HWAN ] Following a meeting on the 26th, Minister of Land, Infrastructure, and Transport Kim Yun-deok and Seoul Mayor Oh Se-hoon agreed to actively consider lifting the development restriction zone (greenbelt) designation, contingent on the withdrawal of the Yongsan Park residential development plan, drawing attention to major candidate sites in Seoul. However, analysts suggest that the number of candidate sites will likely be significantly reduced if the selection process focuses on areas where green space functions have already been compromised but where the terrain is not too steep and demand is high.

Minister of Land, Infrastructure, and Transport Kim Yun-deok appeared on CBS Radio’s “Park Seong-tae’s News Show” on the 27th and explained, “Mayor Oh has taken a forward-looking stance on the greenbelt issue,” adding, “The proposal to partially lift the greenbelt restrictions is limited to areas where the greenbelt has already been damaged.” The Seoul Metropolitan Government also stated in a press release the previous day, “The review of the greenbelt is premised on the government withdrawing its policy to supply housing within Yongsan Park, and the intent is to consider lifting restrictions on certain greenbelt areas that have already been damaged and have low conservation value.”

Industry experts assess that if only those areas within the Greenbelt that have already lost their green space function but still hold value as residential sites are selected, there likely won’t be many candidates. The Greenbelt in Seoul covers approximately 149 square kilometers, accounting for about one-fourth of the city’s total area. However, if areas that have lost their green space function—such as those with plastic greenhouses or slopes too steep for housing development—are excluded, the number of potential sites is quite limited. In the case of the greenbelts in the three Gangnam districts and parts of Gangdong District, these areas are considered strong candidates because they are relatively gentle in slope and contain partially developed zones, such as those with plastic greenhouses.

Notable candidate sites include the areas around Segok and Jagok-dong in Gangnam District, the Suseo Rail Yard, the Naegok-dong Reserve Forces Training Ground, and the vicinity of the Olympic Village in Bangi-dong, Songpa District. These sites are considered favorable for residential development not only because they can absorb demand in the Gangnam area but also because they are located on relatively flat terrain. Furthermore, with the exception of a few sites, most are located near subway stations, making it possible to create residential areas with excellent public transportation access once developed. Since infrastructure is already largely in place, this allows for rapid housing supply.

In the Gangseo area, parts of the Magok District and Gimpo Airport are considered potential sites. However, it is assessed that the impact on housing supply will be limited due to height restrictions at Gimpo Airport. In the Gangbuk area, development is expected to be difficult due to the need to protect Bukhansan National Park and the presence of steep slopes.

That said, increasing supply by lifting greenbelt restrictions also has clear limitations. A prime example is resident opposition arising during the land expropriation process. In 2024, the Yoon Suk-yeol administration announced a plan to designate four districts through greenbelt deregulation to supply 50,000 households, but with the exception of the Seoripul District, the others have not even been officially designated. Even for the Seoripul District, opposition from some residents has cast doubt on whether construction will begin in 2028.

Experts suggest that while the political will to increase supply is important, it is also necessary to “select and focus” on projects that can be expedited. Shim Hyung-seok, Senior Research Fellow at the law firm Jo-yul, explained, “Even if housing is to be supplied by lifting greenbelt restrictions, the preliminary stages—such as land expropriation—alone will take five to six years.” He added, “Rather than focusing on currently contentious issues, it is important to revitalize redevelopment projects where cooperation from local governments is possible and to identify sites where residential land development can proceed without resident opposition.”

A prime example is the Gwangwoon University privately funded railway station development project. This project, which aims to build up to 7,700 long-term general rental apartments and mixed-use commercial facilities, has been in the works since 2003 but has been stalled due to conflicts with Korail. Senior Research Fellow Shim explained that the government’s top priority should be to identify such projects and quickly get them back on track.