Storytelling Architecture: Hoehyeon Demonstration Apartments.

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An Icon in the Heart of Seoul A Social Experiment in Reinforced Concrete Beyond Residential Function The Countdown Has Begun New Development Plans Voices from the Community A Future Beyond Concrete To dig deeper:

Amidst Seoul’s glittering skyscrapers and historic buildings stands a concrete edifice that seems to defy time: the Hoehyeon Demonstration Apartments. This residential complex, featuring its horseshoe shape and connecting bridges between floors, is a veritable urban fossil that narrates half a century of Korean history.

An Icon in the Heart of Seoul

Located in the vibrant Jung-gu district, the Hoehyeon complex dominates the urban landscape. A short walk from the bustling Namdaemun Market and in the shadow of Mount Namsan, this concrete giant offers breathtaking views of the Seoul skyline. Its location strategically places it in the beating heart of the capital.

Constructed in 1970, with its modern 340 residential units of 33 m² each, the complex was the government’s response to post-war slums. The complex was designed by Kim Swoo-geun, one of South Korea’s most influential architects of the 20th century. Kim, known for his innovative approach and ability to blend tradition and modernity, created a complex that reflected the principles of architectural modernism. The buildings, characterized by clean and functional lines, were organized into five-story blocks with common areas and large windows to maximize natural light.

One of the distinctive features of the design was the focus on community. Kim Swoo-geun integrated green areas, recreational spaces, and shared services, such as laundries and shops, to promote a sense of belonging among residents. This holistic approach to urban planning was revolutionary for the time and influenced many subsequent projects in Korea and beyond. His design, revolutionary for the era, included access bridges to the 6th and 7th floors, an ingenious solution to the lack of elevators. It was the first residential building in Korea to boast central heating and private bathrooms – a true luxury!

Originally, the construction was part of a project known as “citizen apartments” (시민 아파트, shimin apateu), aimed at addressing Seoul’s housing shortage. However, shortly before its construction, another citizen apartment, the Wau Apartment, collapsed in April 1970 due to substandard construction, causing 33 deaths and 40 injuries. In response to this tragedy, the Hoehyeon building was renamed “demonstration apartment” (시범 아파트, shibeom apateu) to signal a commitment to building sturdier structures and eliminating poor construction practices. The Mayor of Seoul at the time, Kim Hyun-ok, declared: “From now on, apartments must be built solidly, taking this (Hoehyeon) as an example“.

The construction of the Hoehyeon Demonstration Apartments marked a turning point in the urban composition of Seoul. The complex became a model for the development of new residential areas, demonstrating that it was possible to create quality housing even in densely populated urban contexts. Its central location near Seoul Station made it easily accessible and integrated into the city’s transport network. However, over the decades, the surrounding neighborhood has changed drastically.

From a residential area, Hoehyeon has transformed into a commercial and tourist hub, with shops, restaurants, and hotels replacing many of the original buildings. This change has made the Hoehyeon Demonstration Apartments an anomaly in an environment increasingly dominated by skyscrapers and shopping centers.

Beyond Residential Function

The Hoehyeon Apartments have transcended their original function, becoming a cultural icon:

A set for TV series such as Netflix’s Sweet Home and cult films like Lady Vengeance.
A location for popular television programs, including Infinite Challenge.
A destination for urban explorers and photographers, fascinated by its brutalist aesthetic (from béton brut, or exposed concrete).

The Countdown Has Begun

Over the years, the Hoehyeon Demonstration Apartments have housed thousands of families, becoming a landmark for the local community. Many residents have lived there for decades, forging deep bonds with the place and their neighbors. For many, these apartments were not just a home but a symbol of stability and identity in a constantly changing city. However, with the aging of the buildings and the changing urban environment, the quality of life has diminished. Structural problems, a lack of modern amenities, and increasing pressure from real estate development have made it increasingly difficult to maintain the complex as habitable.

The decision to demolish the Hoehyeon Demonstration Apartments was made after years of debate and evaluation. Despite their historical and architectural value, the buildings are now considered obsolete and unsuitable for contemporary needs. Authorities have cited safety concerns, unsustainable maintenance costs, and the need to redevelop the area for more profitable purposes.

The complex was classified as a Class D risk structure in a detailed safety diagnosis in 2004. In 2006, a demolition compensation plan was announced, but the project remained stalled for over a decade due to resident opposition and compensation issues. During the administration of former Mayor Park Won-soon, in 2016, the project direction shifted towards preserving the building and remodeling it for young entrepreneurs, but only 4 families submitted consent forms, indicating a lack of resident interest. Following the return of Mayor Oh Se-hoon to the Seoul government, it was decided in November 2022 to proceed with demolition, deeming that the building had no preservation value due to substandard construction.

New Development Plans

According to the latest information from the Seoul administration, the site currently occupied by the Hoehyeon Demonstration Apartments will be transformed into a multi-functional public space rather than a residential area. The new development will focus on expanding Namsan Park and enhancing infrastructure, including tourist facilities and support spaces.

In harmony with Mount Namsan, the upper part (4th floor), directly accessible from Soparo (altitude 95m), will be developed as a panoramic park and terrace, offering citizens and tourists a panoramic view of downtown Seoul. This open space will also be used for various outdoor performances and events.

The third floor will house the “Namsan Lounge,” a multi-functional cultural space equipped with a book café, kids café, and relaxation lounge. It will provide convenience for citizens and families visiting Namsan and will host various cultural performances and events throughout the year. The Namsan Lounge offers a view of the city day and night and connects directly to the rooftop park.

From the second floor down to the second basement level, the space will be utilized as parking for large buses, resolving a chronic issue for Namsan tourism. The basement will be parking for private cars. Currently, there are on-street parking spaces for buses around Namsan Park, but these rather cramped spots pose safety threats to traffic and pedestrians, as well as being aesthetically unpleasing. The scale of facilities such as panoramic parks, complex cultural spaces, and parking areas will be finalized during the district planning and urban planning facility project design phases.

Voices from the Community

The impending demolition has sparked mixed reactions: the remaining 30 families are divided between the desire for adequate compensation and an emotional attachment to their home. The public debate oscillates between historical preservation and the need for urban renewal.

For many young people and professionals, the new development represents an opportunity to create more functional and modern spaces aligned with Seoul’s image as a global metropolis. There is, however, strong nostalgia and a sense of loss among those who see the Hoehyeon Demonstration Apartments as a piece of the city’s history. Many older residents and cultural activists have criticized the decision, arguing that the buildings should be preserved as architectural heritage. Petitions, exhibitions, and events have been organized to raise awareness about the complex’s historical value.

We have gathered the testimony of a distinguished resident of Seoul, Lee Changyong, known as Seoul_Stride (his IG channel is here), who allows us to get to know the Korean capital better every day with his videos and stories:

Even today, I am fascinated by their distinctive architectural design, especially the ‘ㄷ’ shape and the suspended bridge. These features were truly innovative for the time, demonstrating how creative design could revolutionize urban living. Although their future is uncertain due to the planned demolition, I believe it is essential to preserve the stories they hold. The current residents are an integral part of this narrative, and their experiences add depth to the rich tapestry of our city.

A Future Beyond Concrete

The Hoehyeon Demonstration Apartments are a symbol of Seoul’s transformation and its ongoing struggle to balance progress and preservation. Their demolition marks the end of an era but also paves the way for new possibilities for the city’s future.

According to current plans, after completing the resident compensation and relocation process by October 2024, the City aims to begin demolition by the end of the year. The implementation plan is expected to be approved during 2025, with expropriation procedures to conclude in the first half of 2026, allowing construction to begin by the end of 2026.

Seoul is preparing to bid farewell to this concrete giant, but the Hoehyeon Apartments will remain a powerful symbol of South Korea’s rapid urban transformation. They represent a crucial chapter in the city’s history, a bridge between the post-war past and the high-tech future. Whether they are considered a monument to progress or a reminder of social inequality, one thing is certain: their imprint on the skyline and in the collective imagination of Seoul will remain indelible long after the last concrete block has been removed.