Table of Contents
Hakjang Dong Yang Apartment Redevelopment / Announcement of the Maintenance Plan Decision and Maintenance Zone Designation for the Hakjang 1 Redevelopment Project
- Area of 210-3 in Hakjang-dong, Sasang-gu, including the district map, project viability, number of households
On October 1, 2025, the city of Busan officially announced the decision regarding the redevelopment plan for the Hakjang 1 area in Hakjang-dong, Sasang-gu, and the designation of the maintenance zone. This announcement is the result of an administrative procedure that took place eight months after a resident briefing session held last February and public review and announcement.
The site is located at 210-3, Hakjang-dong, and covers an area of approximately 29,000㎡. This area is a mixed form of 2nd and 3rd general residential zones along with semi-industrial zones. Notably, 25,539㎡ of the 2nd general residential area has been upgraded to a 3rd zone, making it easier for apartment development.
The land use plan consists of housing land of 18,946㎡, green areas of 2,984㎡, and roads of 7,068㎡. The building-related regulations are set to a floor area ratio of up to 223%, a building coverage ratio of up to 30%, and a maximum height of up to 85m. The goal is to implement the project within four years after being designated as a maintenance zone. The housing unit composition is all below 85㎡, thus suitable for actual demand.
Hakjang Dong Yang Apartment consists of a total of 442 households with various sizes (50~76㎡). The land area is approximately 25,374㎡, and the average share per household is 17.4 pyeong, making redevelopment feasible. However, the distance from Hakjang Elementary School is significant, leading to criticism of school district quality and a lack of living convenience facilities in the area, which are noted as disadvantages. Considering these factors, a careful approach regarding future development potential is needed.
| Number of Households | 442 households (total of 15 buildings) | Lowest/Highest Floor | 3 floors/5 floors |
| Approval Date | November 1, 1984 | Total Parking Spaces | - |
| Floor Area Ratio | - | Building Coverage Ratio | - |
| Constructor | Dongyang | ||
| Heating | Individual Heating, City Gas | ||
| Management Office | 051-322-2288 | ||
| Address | 210-1, Hakjang-dong, Sasang-gu, Busan, 231, Jure-ro, Sasang-gu, Busan | ||
| Area | 50㎡, 53㎡, 55㎡, 61A㎡, 63B㎡, 75A㎡, 76B㎡ | ||
The transportation environment is excellent. It is located close to the Sasang living zone and is adjacent to the Gu-deok tunnel, riverside road, and Namhae second line, providing great accessibility. Moreover, it is convenient to move through Sasang Station and various express buses. With the expansion of part of the road section - 3-105 (from 12m to 17~20m), smooth vehicle flow is expected.
The estimated project viability is 100.25%, and with the application of incentives, the floor area ratio has been confirmed at 223%. However, some experts suggest that a broader development including neighboring housing areas and rivers could yield greater benefits than redeveloping the Dongyang Apartment alone.
Looking at the surrounding property prices, the exclusive 81㎡ of Jure Lotto Castle Gold Smart has recently traded for 470 million won. Additionally, Eomgung The Shop Leomont has recorded sale prices ranging from 500 million to 600 million won. These cases will serve as useful benchmarks for determining the sale price of the Hakjang 1 area. However, whether these increased prices can actually be borne in the Hakjang 1 area's location remains in question.
In conclusion, the Hakjang 1 area is expected to transform into a medium-sized redevelopment complex centered on actual demand through zoning changes, supply of small-sized housing, and road expansions. This announcement has crossed an important turning point in the administrative procedure, and in the future, price formation and project viability will become more concrete in the stages of project implementation approval, management disposal approval, and construction company selection.
Busan Metropolitan City Notice No. 2025-382
Announcement of the decision on the maintenance plan and designation of the maintenance zone for the Hakjang 1 redevelopment project
1. Regarding the maintenance zone for the Hakjang 1 redevelopment project in the area of 210-3, Hakjang-dong, Sasang-gu, Busan, the announcement for the decision on the maintenance plan and designation of the maintenance zone is made according to Article 16 of the Urban and Residential Environment Improvement Act, and the topographic map is announced according to Article 8 of the Land Use Regulation Basic Act and Article 7 of its enforcement ordinance.
2. The relevant documents (land use can be viewed at "http://www.eum.go.kr") are kept at the Urban Maintenance Division of Busan Metropolitan City (☏051-888-4244) and the Building Division of Sasang-gu (☏051-310-4494) for public viewing.
October 1, 2025
Mayor of Busan
I. Designation of Maintenance Zone and Decision on the Maintenance Plan
1. Designation of the Redevelopment Project Maintenance Zone Statement
| Designation Category | Type of Project | Name of Area | Location | Area (㎡) | Remarks |
| New | Redevelopment Project | Hakjang 1 Redevelopment Project Maintenance Zone | 210-3, Hakjang-dong, Sasang-gu, Busan | 29,000.0 | - |
2. Redevelopment Project Maintenance Plan
○ Land Use Plan
| Category | Name | Area (㎡) | Percentage (%) | Remarks | |
| Urban Management Plan Zoning | Total | 29,000.0 | 100.0 | ||
| 2nd General Residential Zone | 2,984.3 | 10.3 | |||
| 3rd General Residential Zone | 25,539.4 | 88.1 | ⦁2nd to 3rd | ||
| Semi-Industrial Zone | 476.3 | 1.6 | |||
| Urban Management Plan Zoning | - | - | - | ||
| Land and Maintenance Infrastructure (Urban Planning Facility) | Total | 29,000.0 | 100.0 | ||
| Land | 21,931.2 | 75.7 | |||
| Apartment Land | 18,946.9 | 65.4 | ⦁Includes ancillary facilities | ||
| Green Land | 2,984.3 | 10.3 | |||
| Maintenance Infrastructure (Urban Planning Facility) | 7,068.8 | 24.3 | |||
| Road | 7,068.8 | 24.3 | ⦁One urban planning facility | ||
○ Plan for Zoning Changes
| Category | Area (㎡) | Percentage (%) | Remarks | |||
| Previous | Changes | After Changes | ||||
| Total | 29,000.0 | 29,000.0 | 100.0 | - | ||
| Residential Zone | 2nd General Residential Zone | 2,984.3 | - | 2,984.3 | 10.3 | - |
| 2nd General Residential Zone | 25,539.4 | Decrease) 25,539.4 | - | - | - | |
| 3rd General Residential Zone | - | Increase) 25,539.4 | 25,539.4 | 88.1 | - | |
| Industrial Zone | Semi-Industrial Zone | 476.3 | - | 476.3 | 1.6 | - |
■ Statement of Reasons for Zoning Change
| Map Display Number | Location | Zoning | Area (㎡) | Floor Area Ratio | Reason for Change | |
| Previous | Changes | |||||
| - | 210-3, Hakjang-dong, Sasang-gu, Busan | 2nd General Residential Zone | 3rd General Residential Zone | 25,539.4 | Below 300% | ⦁Change of zoning considering the development density due to the progress of the redevelopment project |
○ Estimated Share Cost per Land Owner and Calculation Basis
| Estimated Contribution Amount | Estimated Total Income | Estimated Total Project Cost | Estimated Total Asset Value | Estimated Proportional Rate |
| 242,754,087,173 won | 178,266,945,928 won | 64,327,635,000 won | 100.25% | |
| Calculation Basis | ⦁Estimated total asset value = Sum of estimated assets by land owners⦁Estimated proportional rate = (Estimated total income - Estimated total project cost) / Estimated total asset value⦁Contribution by land owners = Member sale price - Right value | |||
※ The above estimated total asset values and individual contribution amounts may change according to future management disposal plans, etc.
(Details on the estimated contribution amounts and calculation basis for each land owner are omitted)
○ Plans regarding the main use, building coverage ratio, floor area ratio, height, etc. of buildings
| Category | Zone Definition | District Division | Location | Main Use | Building Coverage Ratio | Floor Area Ratio | Height | Remarks | ||||||||||||||||||
| Name | Area (㎡) | Name | Area (㎡) | |||||||||||||||||||||||
| New | Hakjang 1 Redevelopment Project Maintenance Zone | 29,000.0 | Ⅰ-1 | 18,946.9 | Around 210-3 Hakjang-dong | Apartments and ancillary facilities | Below 30% | Below 223% | Below 85m | - | ||||||||||||||||
| Size and Construction Ratio of Residential Buildings | ∙Not applicable | |||||||||||||||||||||||||
| Matters related to the Construction of Rental Housing | ∙Not applicable | |||||||||||||||||||||||||
| Application of Floor Area Ratio Relaxation Standards | ∙Application of Evaluation Criteria of Standard Floor Area Ratio and Floor Area Ratio Relaxation Standards in the "2030 Busan Urban and Residential Environment Improvement Basic Plan"∙Standard Floor Area Ratio: 180.0% (Scenic Management Area) + 9% (Special Maintenance Area) | |||||||||||||||||||||||||
| Category | Evaluation Criteria Points | ⇨ | Evaluation Criteria Score | Land Use | Standard Floor Area Ratio | |||||||||||||||||||||
| Hakjang 1 Area | 2 points | Below 30 points | Scenic Management | 180% | ||||||||||||||||||||||
| ∙Application of Relaxed Floor Area Ratio: 34.0%▷Incentives for providing public facility sites: 20.0%→ 1.5 X (3,430.8㎡ ÷ 18,946.9㎡) × 200% = 54.3% (Maximum 20%)▷Incentives for sustainable apartments: 5.0%▷Incentives for local economic revitalization: 9.0%→ 4% (more than 50% participation of local subcontractor companies)→ 5% (more than 50% participation of local designers)⇨ Relaxed Floor Area Ratio: 20% + 5% + 9% = 34%∙Permitted Floor Area Ratio Calculation189% + 34% = 223%∙Planned Floor Area Ratio: Below 223% (excluding local economic revitalization incentives in case of no local construction companies' participation) | ||||||||||||||||||||||||||
Details
Classification
Announcement
Agency Classification
City
Agency
Busan Metropolitan City
Announcement No.
No. 2025-382
Title
Announcement of the Decision on the Maintenance Plan and Designation of the Maintenance Zone for the Hakjang 1 Redevelopment Project
Date
2025-10-01
#Hakjang1Redevelopment, #HakjangDongYangApartment, #SasangguRedevelopment, #MaintenanceZoneDesignation, #BusanNoticeAnnouncement, #RedevelopmentProject, #HouseholdPlan, #Below85squaremeters, #ZoningChange, #FloorAreaRatio223, #BuildingCoverageRatio30, #Max85m, #RoadSystemExpansion, #SasangLivingZone, #JureLotteCastleGoldSmart, #EomgungTheShopLeomont, #SalePriceReference, #FocusedOnActualDemand, #ProjectImplementationApproval, #ManagementDisposalApproval, #ConstructionCompanyNotSelected, #RedevelopmentViability, #BusanApartmentPrices, #SasangStationZone, #ResidentialEnvironmentImprovement, #TransportationImprovement, #BusanRedevelopmentAndReconstruction
Frequently Asked Questions (FAQ)
Q. When was the redevelopment plan for Hakjang 1 area decided?
The redevelopment plan for Hakjang 1 was decided and announced on October 1, 2025.
On October 1, 2025, the city of Busan officially decided on the redevelopment plan for the Hakjang 1 area in Hakjang-dong, Sasang-gu, and announced the designation of the maintenance zone. This announcement was made as an administrative action following an 8-month process after the resident briefing session and public review in February of that year, setting a turning point for the preparation of the redevelopment project.
Q. What are the land use plan, floor area ratio, and building coverage ratio for Hakjang 1 area?
The land use consists of 18,946㎡ for apartments, 2,984㎡ for green areas, and 7,068㎡ for roads, with a floor area ratio of up to 223% and a building coverage ratio of up to 30%.
The area of Hakjang 1 is about 29,000㎡, and apartment development has become easier through zoning changes. The detailed land use plan consists of 18,946㎡ for apartment land, 2,984㎡ for green areas, and 7,068㎡ for roads. Building regulations set the floor area ratio at up to 223%, the building coverage ratio at up to 30%, and the maximum height at up to 85m, focusing on improving the residential environment and creating a pleasant complex.
Q. What is the household and layout composition for the redevelopment of Hakjang Dong Yang Apartment?
Dong Yang Apartment is planned to consist of 442 households with various sizes ranging from 50 to 76㎡.
The Hakjang Dong Yang Apartment complex is scheduled to have a total of 442 households, aiming for customized supply focused on actual demand with sizes ranging from 50 to 76㎡. The land area is approximately 25,374㎡, with an average share of 17.4 pyeong per household. However, the lack of nearby school districts and convenience facilities is noted as a disadvantage, necessitating a careful evaluation.
Q. What advantages does the traffic environment of Hakjang 1 area offer?
The area has excellent traffic accessibility due to proximity to Sasang Station and major arterial roads.
The Hakjang 1 area is located close to the Sasang living zone, adjacent to the Gu-deok tunnel, riverside road, and Namhae second line. It is easy to utilize Sasang Station and express buses, and the expansion of the road section 3-105 is expected to facilitate smooth vehicle flow. This excellent transportation environment is likely to positively influence residents' mobility convenience and revitalization of local businesses after redevelopment.
Q. How is the project viability of the Hakjang 1 redevelopment assessed?
The estimated project viability is 100.25%, and the floor area ratio was confirmed at 223% with the application of incentives.
The estimated viability of the Hakjang 1 redevelopment project is noted at 100.25%, and the floor area ratio has been confirmed at 223% using incentives. However, experts mention that broader development including nearby residential areas and rivers could potentially yield greater benefits and value than redeveloping only the Dong Yang Apartment. Therefore, careful consideration will be needed in the specific project implementation and sale price determination processes.
Q. What are the current real estate prices around Hakjang 1 area, and how do they affect sale price determination?
Surrounding apartments are trading for around 470 million to 600 million won, which will serve as reference points for sale price determination.
Recent transactions show the exclusive 81㎡ of Jure Lotto Castle Gold Smart at 470 million won, while Eomgung The Shop Leomont listed sale prices of 500 million to 600 million won. These prices are expected to be referenced for pricing in the Hakjang 1 area, though it remains uncertain whether such increased sale prices can actually be managed in that area due to its unique characteristics. The reality of sale prices will be a key concern during the project execution process.
