Vacant homes, once regarded as urban blights, are being reborn as community revitalization hubs such as cafes, accommodations, and workshops in Busan. However, experts emphasize that to prevent these changes from being temporary boosts, sustainable operations and systematic management are essential.

According to the government website “Binzibae (Which means ‘in empty room’ in Korean),” as of 2024, Busan had 11,471 vacant homes, accounting for 9% of all vacant houses nationwide, the highest among the seven metropolitan cities. Seoul followed with 6,711, then Daegu (6,009), Daejeon (4,991), Incheon (4,178), Gwangju (2,272), and Ulsan (1,849). This data was based on the local governments’ administrative surveys, but a report by the Korea Construction Policy Research Institute released in March (2023 data) calculated the number at 114,245, much higher.

Vacant houses contribute to fire hazards, crime, hygiene and safety problems, and are seen as accelerating urban decline. Various urban regeneration initiatives have been introduced to tackle these issues. Channel PNU visited “MokGeumTo” studio, illustrator Rohkong’s creative space, and the guesthouse “Ibagu Camp” to observe firsthand how neglected homes are being reborn as new spaces.

■A New Life Begins in Vacant Houses

Bongsan Village lies below Bongnae Mountain in Yeongdo-gu, Busan. With a panoramic view of Busan Port and the scent of the sea, this area was traditionally a residential district for shipbuilding workers. However, with the shipbuilding industry’s decline and its removal from the New Town project list, many residents left, and vacant houses became increasingly common throughout the village. In 2020, the woodworking, metalworking, and ceramic studio “MokGeumTo (which means ‘Thursday, Friday and Saturday’ in Korean)” set up shop among the labyrinthine alleys and steep hillsides packed with dense houses.

When Channel PNU visited MokGeumTo at 127 Odongkkot-gil on September 14th, the studio was found in a renovated first-floor vacant house. The interior was organized into a kiln room for firing ceramics, a gallery workspace for exhibitions, and a living area.

MokGeumTo CEO Sung Chang-Hyun, born and raised in Yeongdo, became fascinated with ceramics after meeting Intangible Cultural Asset Heo Jin-Gyu while working in shipbuilding. He later majored in ceramics at university, but a lack of funds after graduation made opening his own studio difficult. In 2020, he learned about Yeongdo-gu’s “Vacant House for You! Would You Move In?” program, an urban regeneration New Deal project that provides up to five years of free rent and partial remodeling support for vacant houses. The project aims for residents to put down roots and become active members of the community, beyond simply being tenants.

Drawn by the opportunity to open a studio in his hometown, Sung participated in the project and transformed a vacant house into a creative space. MokGeumTo continues to operate actively even after the free rental period has ended. Prioritizing community contribution over income, Sung participates in classes at local institutions and schools. He shared, “I’ve come to truly appreciate the value of neighbors, the village, and the community—those who share life together.”

As a community member, Sung also joins in quarantine and cleaning activities, becoming an integral part of village life. He said, “This project has brought new blood to Bongsan Village. Our village secretary is also a young person produced by this initiative, and their entrepreneurial mindset brings energy to the area.” Sung added, “I hope MokGeumTo will become a representative art studio and a relaxing retreat for neighbors in Bongsan Village, a place people remember as welcoming and friendly.”

■Vacant Houses Reborn as “Art”

Vacant homes in the city center have been transformed into studios for artists. Illustrator Rohkong (pen name, @rohkong_), who is active in Busan, established a studio in an abandoned house remodeled in Busanjin-gu’s downtown area in 2025. This space was supported by the “Vacant House Utilization Creative Space Establishment and Operation Support Project” organized by Busan Cultural Foundation (BCF).

The program provides local resident artists in Busan with free rental space and operating funds for two years. Spaces are selected from vacant or idle properties in Busan donated by individuals, corporations, or public institutions. Managed by Busan Metropolitan City and the BCF, the project links with district-level urban regeneration initiatives to form collective creative hubs for artists. Resident artists are required not only to conduct their own creative work but also to operate cultural and arts experience programs for citizens. The aim is to go beyond just renting a free studio but to expand opportunities for experiencing culture and arts in daily life by engaging with the local residents.

In a written interview with “Channel PNU” on October 9th, Rohkong explained that the current studio used to be someone’s home or an office left vacant. After painting and furnishing it, the house was reborn as Rohkong’s creative space. Rohkong said, “I was drawn to the idea that it’s not just a personal space, but a place for connection with others through art, so I joined the program.” He added, “Though not always open to the public, I plan and host workshops and projects to interact with citizens, which extends the scope of my work beyond a personal studio.”

In practice, Rohkong organized the “2025 Summer Semester of Vacant House Creative Spaces” program after moving in, strengthening ties with the community. Rohkong noted, “With the foundation’s support, I was able to try project-based lectures and collaborative programs with local residents.” He continued adding, “This month, I am hosting a ‘Drawing Day’ with fellow illustrators, and I’m preparing a joint exhibition with an overseas artist at the end of 2025.”

Rohkong expressed satisfaction with working in a vacant house. He said, “Though it has been empty for some time, that very fact brings the possibility and room for new stories. Having such creative spaces in the neighborhood benefits both artists and residents.” He continued, “Art doesn’t have to happen only in special places—it can thrive in everyday life. And as more of these spaces appear, empty places will be filled with new stories.”

■From Vacant Houses to Tourist Destinations

Vacant houses have been transformed into spaces for “staying.” Ibagu Camp, located in Choryang-dong, Dong-gu, Busan, is a guesthouse that was created by converting vacant homes through an urban regeneration project. Established as part of the Sanbok Road Renaissance urban regeneration project in 2016, Ibagu Camp consists of a total of four buildings, two of which were previously abandoned houses in the village that were purchased, remodeled, and turned into accommodations for tourists, according to the current operator. The project began with the aim of contributing to the revitalization of the local economy by providing a space for visitors to experience the Sanbok Road atmosphere while promoting tourism in Busan’s old downtown.

On September 24th, when Channel PNU visited Ibagu Camp, the site consisted of four buildings: a check-in center, a guesthouse, an art workshop, and a multi-center. Located atop a steep hill, the camp was not easy to reach, but the check-in center was the first to greet visitors. Inside the guesthouse, there was a shared kitchen, shared shower, and rooms for guests.

Ibagu Camp is currently operated by Ibagu Camp incorporated by local residents of Choryang 6-dong, under commission from Busan Dong-gu Office. Kim Hyun-Jung (CEO, Ibagu Camp Corporation) explained, “It is not simply an accommodation, but a space for revitalizing the village community. A portion of the operational profits is returned to the community and used to support resident activities.”

In particular, the facility provides jobs such as management and cleaning to middle-aged and elderly residents in the area, where job opportunities have been scarce. Due to the lack of community halls or senior centers, the facility is also used as a community space for residents to gather freely at any time. Kim added, “Because there is no senior center or community hall in the village, Ibagu Camp is open 24 hours which enables the residents to use it whenever they wish.”

However, since the buildings are remodeled structures, there are difficulties in maintaining and managing the space. Kim said, “The biggest problem is water leakage. The old buildings make it difficult to identify the source of leaks, and rotting interiors can lead to mold odors and other issues”.

■The Future of Revitalized Spaces

While renovated vacant houses are regarded as successful cases of urban regeneration, challenges remain in ensuring sustainability. There are concerns about a negative cycle where spaces reborn through urban regeneration projects may eventually return to being vacant. According to CEO Sung, more than half of the residents left Bongsan Village after the five-year free rental period of Yeongdo-gu’s “Vacant House for You! Would You Move In?” project ended. This was due to either poor business performance or increased financial burdens related to maintaining the space after the lease ended.

Regarding this, Professor Woo Shin-Gu (Dept. of Architecture, PNU) pointed out, “There are cases where vacant houses are occupied by delinquent youths or people without stable housing, which sometimes leads to fires or crimes. Issues related to sanitation, such as the spread of stray animals and insects, also arise, and the collapse of buildings and fences can cause safety hazards for the surrounding area.” He continued adding, “Areas where vacant houses are concentrated can damage the image of the entire village, making it seem uninhabited and negatively affecting visitor inflow.”

In such circumstances, systematic management of vacant house information through public-private partnerships and the establishment of platforms to connect real users are necessary. In Japan, there are initiatives such as “vacant house banks” or privately-led renovation organizations for vacant houses. Professor Woo stated, “It is essential to regularly assess the conditions, usability, and the owner’s intentions regarding selling, maintaining, or leasing vacant houses, and to connect them to those in need via platforms led by the private sector or through public-private cooperation.” He also added, “As Japan experienced vacant house issues earlier and devised various countermeasures, it would be beneficial to benchmark successful examples.”

Long-term support is also required to ensure that urban regeneration projects are sustainable and not one-off events. Professor Woo emphasized, “Urban regeneration projects generally last three to five years, but in reality, it takes more than six years to achieve self-reliance.” He continued adding, “When operational support ends, many spaces close due to the difficulty of independence, which is why establishing a system involving both public and private sector participation is necessary.”

Reported by Kim Bo-Gyeong

Translated by Channel PNU