Table of Contents
Announcement of Maintenance Plan Decision and Designation of Maintenance Area for Yeonsan 12 Redevelopment Project
- Area including 657-1 Yeonsan-dong, Yeonje-gu
The redevelopment project for Yeonsan 12, which includes 657-1 Yeonsan-dong in Yeonje-gu, has begun. With the announcement of the maintenance plan on June 4, 2025, this project is set over an area of 125,753㎡, with a residential floor area ratio of 275% and a quasi-residential floor area ratio of 380%.
In this redevelopment, about 690 aging single-family houses will be demolished, and approximately 2,600 housing units in a building with 4 basement levels and 36 above-ground floors will be constructed. Additionally, neighborhood facilities, public offices, and 5 street parks are also planned.
If the project proceeds smoothly, it is anticipated that bidding for the construction company will take place in the second half of 2025. As a result, the local residential environment is expected to improve significantly.
In November 2024, the maintenance plan for the redevelopment project of Yeonsan 12 will be determined. Along with this, the designation of the maintenance area will be open for public viewing and will be announced. This process will take place 7 months after the occurrence.
District 11 made a maintenance plan decision and conducted public viewing and announcement for the designation of the maintenance area last December. The designation will soon be officially announced.
Investment information on the redevelopment project in Yeonsan-dong, Yeonje-gu, Busan can be checked in previous posts. Those who are interested are encouraged to refer to it.
The comparable complex is located right across the street, completed in 2019 with a total of 1,168 units, known as ‘Yeonje Lotte Castle & Desian’. According to the actual transaction statistics from the Ministry of Land, Infrastructure and Transport, a dedicated 84㎡ unit was traded for 590 million won to 605 million won (approximately 21 million won per pyeong) in May 2025.
The advantages of the location are clear. To the south, Mulmangol Station of Busan Line 3 is a 5-minute walk away, and to the west, a new road (25m wide) is connected to the expansion section, allowing simultaneous access to the triple station area and the metropolitan road network. Additionally, within the complex, there are plans for a family center, public parking lots, and street parks, expecting significant improvement in living infrastructure.
Once the project is completed, a new large-scale apartment complex will be formed in Yeonje-gu. It is expected that around 5,000 to 7,000 new residents will move in. Additionally, the commercial area of Yeonsan is also expected to be revitalized. More than 40% of the total units will be small to medium-sized apartments of 85㎡ or less, and the proportion of rental housing is expected to exceed 10%, providing more housing options for actual residents, young people, and newlyweds.
Announcement No. 2025-212 of Busan Metropolitan City
Announcement of Maintenance Plan Decision and Designation of Maintenance Area for Yeonsan 12 Redevelopment Project
1. Regarding the maintenance area for the Yeonsan 12 redevelopment project in Yeonje-gu, Busan, an announcement of the maintenance plan decision and designation of the maintenance area is made as follows, in accordance with Article 16 of the Urban and Residential Environment Maintenance Act. A map of the area is also announced in accordance with Article 8 of the Land Use Regulation Basic Law and Article 7 of its Enforcement Ordinance.
2. Related documents (available for review at “http://www.eum.go.kr”) are kept at the Urban Maintenance Division of Busan Metropolitan City (☏ 051-888-4231) and the Architecture Division of Yeonje-gu (☏ 051-665-5052) for public viewing.
June 4, 2025
Busan Metropolitan Mayor
Ⅰ. Designation of Maintenance Area and Maintenance Plan Decision
1. Designation Records of Redevelopment Project Maintenance Area
| Designation Type | Project Type | Name of Area | Location | Area (㎡) | Remarks |
| New | Redevelopment Project | Maintenance Area of Yeonsan 12 Redevelopment Project | Area including 657-1 Yeonsan-dong | 125,753 |
2. Maintenance Plan for Redevelopment Project
○ Plan regarding Land Use
| Category | Name | Area (㎡) | Ratio (%) | Remarks | |
| Urban Management Plan Purpose Area | Total | 125,753 | 100.0 | ||
| General Residential Area of Type 3 | 117,397 | 93.4 | Type 2 → Type 3 | ||
| Quasi-Residential Area | 8,356 | 6.6 | |||
| Urban Management Plan Purpose District | - | ||||
| Land and Maintenance Infrastructure (Urban Planning Facility) | Total | 125,753 | 100.0 | ||
| Land | 86,902 | 69.1 | |||
| Multi-family Housing | 82,669 | 65.8 | |||
| Neighborhood Living Facilities | 3,833 | 3.0 | |||
| Religious Facilities | 400 | 0.3 | |||
| Maintenance Infrastructure (Urban Planning Facility) | 38,851 | 30.9 | |||
| Road | 31,451 | 25.0 | |||
| Park | 6,300 | 5.0 | |||
| Parking Lot | (1,139) | (0.9) | Duplicate Decision (Park) | ||
| Public Office | 1,100 | 0.9 | |||
○ Plan regarding Changes in Purpose Areas
| Category | Area (㎡) | Ratio (%) | Remarks | ||
| Existing | Change | After Change | |||
| Total | 125,753 | - | 125,753 | 100.0 | |
| General Residential Area of Type 2 | 117,397 | Reduction) 117,397 | - | - | |
| General Residential Area of Type 3 | - | Increase) 117,397 | 117,397 | 93.4 | |
| Quasi-Residential Area | 8,356 | - | 8,356 | 6.6 | |
■ Reason for Determining (Changing) Purpose Area
| Map Display Number | Location | Purpose Area | Area (㎡) | Floor Area Ratio (%) | Change Reason | |
| Existing | Change | |||||
| - | Area including 657-1 Yeonsan-dong | General Residential Area of Type 2 | General Residential Area of Type 3 | 117,397 | Under 300% | · The site is densely populated with old and poor buildings, and improvement of the residential environment and maintenance of infrastructure are necessary, thus the purpose area is decided to be changed to General Residential Area of Type 3 for efficient land use. |
○ Estimated Amount of Contribution per Land and Property Owner and Basis for Calculation
| Estimated Contribution Amount | Total Estimated Revenue | Total Estimated Cost | Estimated Total Asset Value | Estimated Proportional Rate |
| 1,260,305,400,000 won | 841,761,005,000 won | 415,895,353,000 won | 100.64 % | |
| Basis for Calculation | ⦁ Estimated Total Asset Value = Sum of Estimated Total Assets per Landowner ⦁ Estimated Proportional Rate = (Total Estimated Revenue - Total Estimated Cost) / Estimated Total Asset Value ⦁ Estimated Contribution per Landowner = Housing price for members - Right value | |||
※ The estimated total asset value and individual contribution amounts may change according to future management plans, etc. (Estimated contribution amount and basis for calculation for each landowner: omitted from posting)
○ Plan regarding Main Use, Building Coverage Ratio, Floor Area Ratio, and Height
| Decision Type | Area Classification | Household or Lot Classification | Location | Main Use | Building Coverage Ratio (%) | Floor Area Ratio (%) | Height (m) | Remarks | |||||||||||||||||||
| Name | Area (㎡) | Name | Area (㎡) | ||||||||||||||||||||||||
| New | Maintenance Area of Yeonsan 12 Redevelopment Project | 125,753 | 1-1 | 21,533 | Area including 657-1 Yeonsan-dong | Multi-family Housing and Ancillary Facilities | Under 30% | Under 270% | Under 108m | - | |||||||||||||||||
| 1-3 | 1,100 | Area including 657-10 Yeonsan-dong | Public Office | Under 50% | Under 257% | Under 108m | - | ||||||||||||||||||||
| 2-1 | 22,653 | Area including 663-5 Yeonsan-dong | Multi-family Housing and Ancillary Facilities | Under 30% | Under 279% | Under 108m | - | ||||||||||||||||||||
| 3-1 | 20,624 | Area including 671-8 Yeonsan-dong | Multi-family Housing and Ancillary Facilities | Under 30% | Under 261% | Under 108m | - | ||||||||||||||||||||
| 4-1 | 17,859 | Area including 667-4 Yeonsan-dong | Multi-family Housing and Ancillary Facilities | Under 30% | Under 264% | Under 108m | - | ||||||||||||||||||||
| 4-4 | 400 | Area including 664-68 Yeonsan-dong | Religious Facility | Under 50% | Under 257% | Under 108m | - | ||||||||||||||||||||
| 5-1 | 2,729 | Area including 686-20 Yeonsan-dong | Neighborhood Living Facility | Under 60% | Under 380% | Under 54m | - | ||||||||||||||||||||
| 6-1 | 955 | Area including 685-7 Yeonsan-dong | Neighborhood Living Facility | Under 60% | Under 380% | Under 54m | - | ||||||||||||||||||||
| 7-1 | 149 | Area including 683-8 Yeonsan-dong | Neighborhood Living Facility | Under 60% | Under 380% | Under 54m | - | ||||||||||||||||||||
| Size and Construction Ratio of Housing | ∙ More than 40% of the total housing units under construction will be 85㎡ or less | ||||||||||||||||||||||||||
| Matters Related to the Construction of Rental Housing | ∙ More than 10% of the total housing units under construction will be constructed as rental housing∙ 30% or more of the total rental housing units or more than 5% of the total housing units under construction → will be constructed as rental housing of 40㎡ or less | ||||||||||||||||||||||||||
| Application of Floor Area Ratio Relief Standards | ∙ Application of standard floor area ratio evaluation criteria and floor area ratio relief standards based on “Busan Metropolitan City Urban and Residential Environment Maintenance Basic Plan”∙ Standard floor area ratio calculation: 240% (Residential Maintenance Area), 360% (including quasi-residential area in residential maintenance project) | ||||||||||||||||||||||||||
| Category | Evaluation Criteria Score | ⇨ | Evaluation Criteria Points | Land Use | Standard Floor Area Ratio | ||||||||||||||||||||||
| Yeonsan 12 District | 74 points | Less than 50~80 points | Residential Maintenance | 240% | |||||||||||||||||||||||
| ∙ Floor Area Ratio Incentives: ▸ Public Element Incentives by Purpose Area (when providing public facilities) - Type 2 General Residential Area → Type 3 General Residential Area ∘ Incentive: 1.5 × (5,269.2㎡ ÷ 83,069㎡) × 200% = 19.0% - Quasi-Residential Area ∘ Incentive: 1.5 × (3,811.1㎡ ÷ 3,833㎡) × 360% = 536.9% ∘ Public Element Incentives up to 20% according to the “Urban•Residential Environment Maintenance Basic Plan” ▸ Non-public Element Incentives - Local Economic Activation Incentive: 5% for designers - Sustainable Multi-family Housing: 5% - Green Building and Energy Efficiency: 6% [Excellent Green Building Grade (3%), Building Energy Efficiency 1+ Grade (3%)] ∙ Allowable Floor Area Ratio ▸ Type 3 General Residential Area: 240% + 19% + 16% = 275% ▸ Quasi-Residential Area: 360% + 20% = 380% ∙ Planned Floor Area Ratio ▸ Type 3 General Residential Area: 271% ▸ Quasi-Residential Area: 380% | |||||||||||||||||||||||||||
Classification
Announcement
Institution Classification
City
Institution
Busan Metropolitan City
Announcement No.
2025-212
Title
Announcement of Maintenance Plan Decision and Designation of Maintenance Area for Yeonsan 12 Redevelopment Project
Date
2025-06-04
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Frequently Asked Questions (FAQ)
Q. When was the maintenance plan decision and designation of maintenance area for the Yeonsan 12 Redevelopment Project made?
The maintenance plan decision and designation of maintenance area for the Yeonsan 12 Redevelopment Project were made on June 4, 2025.
The decision regarding the maintenance plan and designation of maintenance area for the Yeonsan 12 Redevelopment Project in Yeonje-gu, Busan was officially announced on June 4, 2025. This announcement was implemented in accordance with Article 16 of the Urban and Residential Environment Maintenance Act, and related documents can be reviewed at the Urban Maintenance Division of Busan Metropolitan City and the Architecture Division of Yeonje-gu. This decision provides a legal basis for the redevelopment project to proceed in earnest.
Q. What are the main project details and scale of the Yeonsan 12 Redevelopment Project?
690 aging single-family homes will be demolished to construct approximately 2,600 housing units from the basement to the 36th floor.
The Yeonsan 12 Redevelopment Project covers a total area of 125,753㎡, with a residential floor area ratio of 275% and a quasi-residential floor area ratio of 380%. About 690 aging single-family homes will be demolished, and approximately 2,600 housing units in a building ranging from 4 basement levels to 36 above-ground floors will be constructed in their place. Additionally, neighborhood facilities, public offices, and 5 street parks are planned to significantly improve local living infrastructure.
Q. What are the expected demographic influx and residential environment changes upon the completion of the Yeonsan 12 Redevelopment Project?
Approximately 5,000 to 7,000 residents are expected, forming a large-scale apartment complex in Yeonje-gu and improving the residential environment.
Upon completion of the project, approximately 5,000 to 7,000 new residents are expected to move into Yeonsan-dong, Yeonje-gu. More than 40% of the total housing units will be small to medium-sized apartments of 85㎡ or less, providing suitable housing options for young people, newlyweds, and actual residents. The proportion of rental housing will also exceed 10%, strengthening housing stability and positively impacting the local economy along with the revitalization of commercial areas.
Q. What is the residential environment and transport conditions near the Yeonsan 12 Redevelopment Project?
A 5-minute walk to Mulmangol Station, access to the triple station area and metropolitan road network, and expected improvements in living infrastructure.
Yeonsan 12 District is located a 5-minute walk south of Mulmangol Station on Busan Line 3, which boasts excellent transport accessibility. To the west, a new road (25m wide) is connected to the expansion section, allowing access to both the triple station area and the metropolitan road network. Furthermore, facilities such as a family center, public parking lots, and street parks are planned within the complex, significantly improving the living infrastructure.
Q. When is the bidding for the construction company for the Yeonsan 12 Redevelopment Project expected to take place?
Bidding for the construction company is expected to happen in the second half of 2025.
Since the maintenance plan decision and designation of the maintenance area were made in June 2025, if the project proceeds smoothly, bidding for construction companies is likely to be conducted in the second half of 2025. After selecting the construction company, the commencement of construction is expected to accelerate the improvement of the local residential environment.
