Preserving Heritage, Pioneering Progress: Revitalizing Seoul’s Historic Hanok District

As Seoul underwent rapid population growth, urban development initiatives included relocating high schools to the Gangnam area, leaving behind vacant spaces that led to the construction of large-scale buildings. However, regulatory constraints—imposed since 1976 when Bukchon was designated as a historic and cultural heritage district—dictated building heights, styles, and sizes.

Amid tensions between cultural identity preservation and property rights, regulatory enforcement weakened, resulting in the construction of insensitive multi-unit residential complexes that compromised the neighborhood’s cultural identity. Consequently, Bukchon lost its distinctive character, leading residents to lose interest in the area. Neglect ensued, with many Hanok houses left unmaintained, and the neighborhood’s infrastructure lagged behind, lacking essential amenities such as proper sewage systems, street lighting, and pedestrian walkways.

This complex interplay of urbanization, regulatory challenges, cultural preservation, and infrastructure deficiencies underscored the multifaceted nature of Bukchon’s development challenges, necessitating holistic solutions to address these interconnected issues.

Bukchon, a historic district in Seoul boasting 40% traditional Hanok houses, has long confronted urbanization pressures jeopardizing its cultural heritage and identity. Rapid population growth sparked debates between preserving Hanok authenticity and modernizing with multi-unit residences.

The city’s regulations aimed to strike a balance, yet tensions persisted among residents. Economic interests clashed with cultural preservation, exacerbating social divide and threatening the area’s unique cultural identity.

Environmental concerns rose from unchecked development, posing sustainability challenges. Balancing heritage preservation, community satisfaction, and urban progress proved crucial in fostering sustainable cities and communities while safeguarding Bukchon’s cultural identity.

Seoul’s response to the challenges facing Bukchon involved the implementation of the ‘Comprehensive Measures for Bukchon Improvement’, centred around three pillars: Hanok registration, Hanok purchase and utilization, and community revitalization and environmental conservation.

Hanok registration. Respecting community autonomy, the city government offered loans and grants to registered Hanok owners for renovation, stipulating guidelines to modernize while preserving their architectural identity. This innovative approach empowered homeowners to maintain Hanok authenticity while adapting to contemporary needs.

Hanok purchase and utilization. The government purchased and refurbished neglected Hanok properties and transformed these into cultural public spaces such as tourist information centers, museums, guesthouses, public lounges, and art workshops. The city prioritized the purchase of damaged Hanoks with high cultural value, ensuring their preservation and restoration. By purchasing Hanok at market prices, the city earned the community’s trust and fostered collaboration in preserving cultural heritage.

Community revitalization and environmental conservation. The city government revitalized the community and carried out environmental improvements, such as burying utility poles, cleaning alleyways, upgrading sewage systems, and enhancing the overall aesthetics and functionality of the Bukchon area.

An innovative aspect of the project was the establishment of a district management office within a purchased Hanok, serving as a permanent hub for government agents to engage with the community. This proactive approach facilitated ongoing communication and collaboration, fostering a sense of ownership and pride in Hanok preservation.

The city’s holistic approach transformed Bukchon from a village with concerned residents into a vibrant destination while maintaining and strengthening its cultural identity. This unique urban regeneration model demonstrates how public value can be created from formerly individually-owned private properties, serving as an exemplary case for sustainable urban development.

The Bukchon village initiative stands as a pioneering project in combining cultural heritage conservation with urban regeneration, transforming the area into a vibrant tourist destination.

Seoul has registered 1,166 Hanoks—representing 13.6% of the city’s total as of 2024 data—demonstrating adherence to Hanok guidelines and bolstering cultural identity. The number of neglected Hanoks has decreased due to city refurbishment efforts, contributing to a significant tourism surge to 1,049,351 in 2014 from 14,000 visitors in 2006.

The UNESCO recognition, including the 2019 Asia-Pacific Heritage Award, highlights Seoul’s successful preservation efforts, catalyzing nationwide initiatives.

However, land values have quadrupled to $4,333 in 2017 from $1,120 per square meter in 2002, leading to gentrification. To counteract this, Seoul has imposed restrictions on certain commercial establishments and designated residential zones to maintain Bukchon’s character.

The success of the project also extends beyond physical revitalization; it has shifted public perception toward Hanok houses, with over 80% expressing positive views and a significant portion expressing a desire to live in Hanoks.

A refurbished hanok now serves as a versatile space for citizens and tourists, offering relaxation, café services, art workshops, and more. Photo: Seoul Metropolitan Government.

Key to the success of the Bukchon project was the city government’s decisive and committed leadership, actively engaging with stakeholders, and demonstrating a clear vision for urban regeneration. Consistent presence and communication with the community were crucial in gaining trust and fostering collaboration, ultimately leading to a more cohesive neighborhood.

One notable lesson from the Bukchon project is the importance of balancing modernization with cultural preservation. By implementing regulations and guidelines that allowed for modern amenities while retaining Hanok authenticity, the project successfully revitalized the area without compromising its cultural identity.

In hindsight, managing gentrification could have been approached differently. While the increase in land values signified the area’s attractiveness, it also posed challenges in maintaining affordability and inclusivity. Future projects could benefit from early planning to mitigate the negative effects of gentrification, such as implementing affordable housing initiatives or community land trusts.

In summary, while the Bukchon Improvement Plan has achieved notable success in cultural preservation and tourism, gentrification poses challenges to maintaining the area’s original identity. Ongoing efforts are crucial to balancing development with heritage conservation.

Seoul Metropolitan Government. 2020. 20 Years of the Hanok in Seoul: Retrospection and Expansion.

Seoul Metropolitan Government. Seoul Hanok Portal: Hanok Data.

Seoul Metropolitan Government. Seoul Hanok Portal: Hanok Village Bukchon.

Seoul Solution. Bukchon Conservation Project.