High-Density Apartment Floor Area Ratio in Gangbuk Area Increased by 1.2 Times... Commercial Zones Expanded 2 to 3 Times (Comprehensive)

Benefit for 65 Complexes Including Sanggye, Junggye, Seongsan, Changdong, Banghak, and Sinnae
Existing Maximum Floor Area Ratio Expanded from 280% to 360%
Reconstruction Starts Without Safety Inspection, 1 Year Shorter Than New Town Planning
'Commercial Area Total Volume System' Excluded to Attract Commercial Facilities and Companies in Gangbuk Area
'Balanced Development White Site' Introduced on Idle Sites Such as Sinnae Vehicle Depot
Development Allowed for Desired Uses by Project Implementers to Create Jobs

The floor area ratio (FAR) of aging high-density apartments in Gangbuk areas such as Sanggye, Junggye, Wolgye, Dobong, and Seongsan will be increased by 1.2 times. Transit station areas will be upgraded to quasi-residential zones with a reduced public contribution rate of 10%. To increase jobs in Gangbuk, the 'total commercial area cap' will be abolished, and commercial facilities will be expanded to three times the current level.

Seoul Mayor Oh Se-hoon announced the 'Gangbuk Area Grand Renovation - Gangbuk Prosperous Era' on the 26th at the Seoul City Hall briefing room. This is the second project among the urban renovation plans for each Seoul region. (Photo by Seoul City)

On the 26th, Seoul Mayor Oh Se-hoon announced the second urban regeneration project, "Gangbuk Area Grand Renovation ? The Gangbuk Renaissance Era." Mayor Oh stated, "We will implement bold deregulation and broad support so that the Gangbuk area can transform from a bedroom community into a new economic city full of jobs and vitality, leading Seoul's urban competitiveness."

The Gangbuk area refers to 11 districts including the Northeast area (Gangbuk, Gwangjin, Nowon, Dobong, Dongdaemun, Seongdong, Seongbuk, Jungnang) and the Northwest area (Mapo, Seodaemun, Eunpyeong). Although 43% of Seoul's population resides in this region, it has functioned solely as a bedroom community for over 50 years. While the Gangnam area has seen expansion of office and commercial facilities and concentrated infrastructure investment over the past five decades, Gangbuk has been developed mainly as a residential area, resulting in a lack of infrastructure and jobs. Forty-six percent of housing in Gangbuk is over 30 years old, but the commercial facility area is significantly insufficient compared to the downtown or Southeast areas.

Relaxing Reconstruction Regulations for Aging High-Density Complexes to Improve Feasibility

The city will ease reconstruction and redevelopment regulations and provide incentives in aging residential areas of Gangbuk. For high-density reconstruction complexes in areas such as Sanggye, Junggye, Wolgye, Changdong, Banghak, Sinnae, and Seongsan, the floor area ratio will be increased by 1.2 times. For example, a complex with a previous maximum FAR of 280% will be increased to 360%.

Among apartment complexes built in the 1990s in Gangbuk, many already exceed the current FAR standard of 250% for the third residential zone. In such complexes, the maximum FAR will be raised from 300% to up to 360%, increasing project feasibility.

Kim Seung-won, head of Seoul's Balanced Development Headquarters, explained, "Since there was a difference from the standard FAR of 280%, we sometimes received public contributions, but by recognizing the current FAR and raising it to 360%, incentives will be granted."

Benefits are expected for 65 complexes (about 42,000 households) where reconstruction was previously impossible due to high FAR. Among these, third residential zones located near transit stations will be upgraded to quasi-residential zones with public contributions lowered from 15% to 10%.

A Seoul city official said, "Many complexes in land development districts like Sanggye and Junggye have FARs approaching 300%, so the deregulation measures will have an effect," adding, "We plan to revise ordinances within the year."

The plan to allow reconstruction to start without safety inspections will proceed as per the Ministry of Land, Infrastructure and Transport's plan. The redevelopment project period will be shortened by about one year compared to the New Town plan by conducting redevelopment plan drafting and rapid integrated consultation simultaneously. The city expects 127 complexes (about 100,000 households) to start redevelopment projects soon.

Redevelopment zone designation requirements will also be eased. The building aging standard will be lowered from the current 67% to 60%, and old low-rise residential areas without fire roads less than 6 meters wide will be included as redevelopment targets. This will increase the developable area from 2.86 million square meters to 8 million square meters, more than 2.8 times.

Natural landscape and height-restricted zones facing development difficulties will be redeveloped as 'Mountain Foot Towns.' The height limit in natural landscape zones such as Suyu, Anam, and Ansan will be relaxed from the existing 3 floors to about 7 floors (20 meters). In the height-restricted zones around Bukhansan, building heights will be allowed up to 45 meters from the current 20 meters during redevelopment projects.

Mayor Oh Se-hoon said, "By including complexes that were previously in blind spots and wanted to redevelop or reconstruct but did not meet the requirements, a foundation for a pleasant residential environment will be created. The relaxation of FAR and reduction of public contributions will be the driving forces. Although the reduction of public contributions and FAR incentives for reconstruction and redevelopment also apply equally to Gangnam, the number of beneficiary areas is overwhelmingly higher in Gangbuk," he explained.

Expanding Commercial Areas 2 to 3 Times, Attracting High-Tech Companies to Idle Sites

The city has decided to abolish the total commercial area cap in the Gangbuk area. The total commercial area cap is a system that sets the total commercial area by region until 2030 and designates commercial areas within that range. Even combining the Northeast area (3.431 million square meters) and Northwest area (1.762 million square meters), Gangbuk has fewer commercial areas than the downtown (8.148 million square meters), Southeast (6.271 million square meters), and Southwest (6.158 million square meters) areas. The city plans to expand commercial areas in Gangbuk to 2 to 3 times the current level, reaching Gangnam levels.

Mayor Oh said, "The commercial area expansion plan was created in response to requests highlighting the severe shortage of commercial areas compared to Gangnam. Districts like Jungnang, Gwangjin, Dobong, and Gangbuk have almost no commercial areas, so there are no jobs, and residents have no choice but to commute to downtown or Gangnam. Those preparing development projects in commercial areas will see this applied from the second half of this year, so there is enough time to prepare now."

Large idle sites such as the Sinnae Vehicle Depot and Jungnang Garage will apply the 'Balanced Development White Site (Pre-Negotiation System)' to attract high-tech companies. White Sites are areas where development is difficult under existing urban plans but allow project implementers to develop according to their desired use and scale. Singapore's landmark 'Marina Bay Sands' was developed using the White Site system. In areas where White Sites are introduced, zoning will be upgraded to the highest commercial zone, FAR will be increased by 1.2 times, and public contributions will be reduced from 60% to 50%.

The city plans to attract bio-ICT industries to the former Changdong Vehicle Depot site (250,000 square meters) and develop residential and retail facilities on the NH Nonghyup site (30,000 square meters). Additionally, the former Sinnae Vehicle Depot site (190,000 square meters), Jungnang Public Garage (60,000 square meters), Myeonmok Line Vehicle Depot (20,000 square meters), and Sinnae 4 Public Housing District (70,000 square meters) will be developed integrally to include high-tech industries, office districts, cultural facilities, and residential functions.

The Gwangwoon University Station area, scheduled to start construction within the year, will be developed as a new economic and cultural strategic hub with office, residential, retail, and lodging facilities. The Seoul Innovation Park site (60,000 square meters) will be reborn as 'Seoul Creative Town,' a converged creative industry cluster for media content and R&D. The Susaek Vehicle Depot and Sangam DMC area will be upgraded to 'DMC 2.0,' adding K-culture and media content spaces. A large Ferris wheel called 'Twin Eye (tentative name)' will be constructed at Sangam Sky Park, with a private investment feasibility study to be completed within the year and construction planned for 2026. The DMC Station complex development linked with Lotte Mall is also scheduled to begin construction in 2027.

Kim Seung-won, head of the city's Balanced Development Headquarters, said, "Various pre-negotiations related to White Sites are underway, and plans will be finalized in the first half of the year to apply from the second half. Introduction could be possible as early as July or by September at the latest."

In line with the characteristics of Gangbuk, where 83% of Seoul's comprehensive universities are concentrated, six universities including Korea University, Yonsei University, and Hongik University will be selected as R&D campuses. Scale restrictions such as FAR and height will be relaxed to support practical innovation at universities. Public dormitories sharing various communities will be built near Gwangwoon University Station area (about 900 rooms) and Bukahyeon 3 District (about 500 rooms).

Seoul city has also set a goal to create a 'Garden City' by turning the upper part of the Dongbu Expressway into a park, enabling all Gangbuk residents to access forests, parks, and streams within 20 minutes. The Gyeongui Line Forest Trail pedestrian network will be completed by 2025, and the Baekryeon Neighborhood Park healing space by 2026. By 2025, at least one waterfront vitality hub will be created in each autonomous district. Following the Hongjecheon waterfront terrace, 14 additional waterfront sensory spaces will be developed within walking distance along Bulgwangcheon, Jeongneungcheon, Jungnangcheon, and Uicheon streams. Facilities such as Seoul Arena, district public libraries, and complex sports centers will also begin construction this year to address the lack of cultural facilities in Gangbuk.

This content was produced with the assistance of AI translation services.