Applying International Land Readjustment Practices into Ger Area Redevelopment: A Case Study of the 35th Khoroo, Bayanzurkh District, Ulaanbaatar

Гэр хорооллын газрыг дахин зохион байгуулах олон улсын туршлагыг дахин төлөвлөлтөд ашиглах нь: Улаанбаатар хотын Баянзүрх дүүргийн 35-р хорооны жишээн дээр

Abstract

Ger areas in Ulaanbaatar face significant challenges in infrastructure, land use, and tenure security. Land readjustment (LR) is a collaborative land development tool that could facilitate ger area redevelopment by pooling fragmented plots, providing infrastructure, and equitably reallocating land to owners. This study examines international LR models and experiences – including cases from Japan, Germany, Turkey, Serbia, and Taiwan – to derive insights for the Mongolian context. Key features such as legal frameworks, land contribution ratios, stakeholder participation, and value capture mechanisms are compared. The methodology combines a literature-based comparative analysis with an empirical case study of Bayanzurkh District’s 35th khoroo (BZD 35) in Ulaanbaatar. In BZD 35, a pilot project applies LR principles to reorganize ~66.7 hectares of ger area land, addressing fragmented ownership deficits. Results include an integrated plan for new roads, service networks, and re-parceled residential plots, achieved through land pooling contributions from existing landholders. International best practices – from Japan’s consensus-driven approach to Turkey’s legislated land contribution and Taiwan’s cost-equivalent land method – inform a proposed hybrid LR model for Mongolia. The discussion highlights how a tailored LR approach could improve ger area redevelopment outcomes, given Mongolia’s legal and social context. The study concludes that land readjustment, if adapted appropriately, offers a viable, inclusive, and self-financing mechanism for sustainable ger area upgrading in Ulaanbaatar.