Seoul to Ease FAR to 400% in Semi-Industrial Zones... Number of Units to Increase by 1.6 Times
by Lee Jieun
Published 04 Sep.2025 10:50(KST)
Sanhwan Dobong Apartment Selected as the First Site
Reborn as a 42-Story, 993-Unit Complex
Estimated Redevelopment Costs Per Household to Decrease by 170 Million Won
From now on, when building apartments in semi-industrial areas within Seoul, the floor area ratio (FAR) will be allowed up to a maximum of 400%. This means the number of housing units that can be built will increase by about 1.6 times compared to the previous maximum FAR limit of 250%.
On September 4, the Seoul Metropolitan Government announced that it will expand the legal maximum FAR to semi-industrial areas to revitalize redevelopment and reconstruction in these zones. This measure aims to activate semi-industrial areas, which have lacked business viability due to more restrictive FAR regulations compared to residential areas. In Seoul, 19.97 square kilometers are designated as semi-industrial areas, with 82% of these located in the southwestern region, including Yeongdeungpo-gu and Gangseo-gu.
The first site to which this policy will be applied is the Sanhwan Dobong Apartment complex in Dobong-gu. Sanhwan Dobong Apartment is an aging complex with 660 units, completed in 1987, and built in a semi-industrial area. Residents initiated the redevelopment plan in 2021. However, due to lower land prices compared to other areas and a high current FAR of 226%, the project had remained stagnant for over three years.
With the easing of regulations, the FAR for this apartment complex is expected to be relaxed to 343%. As a result, it will be reborn as an apartment complex with up to 42 floors and 993 units. With the increased FAR, the number of units will rise by 333 compared to the original 660 units, and the estimated individual share of redevelopment costs per household is projected to decrease significantly from 430 million won to 260 million won.
The city expects this complex to serve as a precedent for the feasibility of reconstruction projects in semi-industrial areas. This is because applying a business viability adjustment coefficient to high-density complexes with an existing FAR of 226% has improved the ability to secure a higher FAR. Sanhwan Dobong Apartment aims to begin construction in 2032 and for residents to move in by 2036.
Going forward, the city plans to expand tailored consulting and administrative support to other semi-industrial area reconstruction complexes with similar conditions. The city will also accelerate project timelines by applying the expedited integrated planning process.
Oh Sehoon, Mayor of Seoul, stated, "Reconstruction complexes in semi-industrial areas that have faced difficulties in project implementation will gain significant momentum as they benefit from relaxed FAR regulations. Sanhwan Dobong Apartment is a leading model that found solutions to the poor business conditions of semi-industrial area reconstruction through Seoul's relentless regulatory innovation efforts, and it will serve as a cornerstone for balanced development between the northern and southern parts of the city."
He added, "Based on the achievements at Sanhwan Dobong Apartment, we will continue to review each stage of redevelopment projects and eliminate unnecessary procedures to speed up reconstruction across all complexes in Seoul."
© The Asia Business Daily(www.asiae.co.kr). All rights reserved.