Table of Contents
Decision on Maintenance Plan and Designation of Maintenance Area for Deokcheon Phase 1 Redevelopment Project
The area around 342-2 Deokcheon-dong, Buk-gu, Busan is an attractive investment location.
The location and development progress of this area are important information for investors.
In terms of profitability, the region is expected to see a rise in value in the future.
The maintenance plan and designation of the redevelopment area for the Deokcheon Phase 1 Redevelopment Project in 342-2 Deokcheon-dong, Buk-gu, Busan has been officially confirmed through a public notice. This notice was issued approximately six months after the public exhibition and explanation meeting announcement in May 2025, marking significant progress in the project.
The total area of the maintenance zone is 28,310㎡, of which the land for apartments is 20,746㎡, the land for religious facilities is 355㎡, and the maintenance infrastructure occupies 7,209㎡. The land use area has been changed from the existing 2nd general residential area to the 3rd general residential area.
According to the building plan, residential apartments are to be the main use, with the building coverage ratio limited to under 30% and the floor area ratio to under 264%. Additionally, the maximum height of the buildings is limited to 108m. These standards aim for regional development and improvement of the living environment.
Currently, the number of housing units within the maintenance area is 412, with an expected increase to around 500 units according to the maintenance plan. Although the increase in the number of units is not significant, most of the planned housing is designed to be within 85㎡, making it possible for existing members to return.
However, with a proportional rate set at 100%, the increase in the number of new units compared to existing units is low. Alongside this, the proportional rate does not indicate strong profitability, raising questions about the feasibility of the project.
Currently ongoing local redevelopment projects include Deokcheon Phase 2 and Deokcheon Phase 3. These areas are large-scale maintenance projects within the Deokcheon residential area of Buk-gu, and positive changes in the overall living environment are expected.
However, as the speed and scale of the projects, as well as the floor area ratios, differ from area to area, the viability of each area's project is expected to become clearer in the future as project approvals and construction company selection processes progress. These changes may significantly impact the surrounding environment.
The project site is located near Sukdeung Station on Busan Subway Line 3, and improvements in living infrastructure are expected due to the potential development of Phase 2 and 3 across Manduk-daero. However, to date, the increase in the number of housing units is minimal, and the anticipated proportional rate is not high, necessitating a thorough review of profitability.
Public Notice No. 2025-437 of Busan Metropolitan City
Public notice regarding the decision on maintenance plan and designation of the redevelopment area for Deokcheon Phase 1
1. The redevelopment area of Deokcheon Phase 1 for the property located at 342-2 Deokcheon-dong, Buk-gu, Busan is designated as a maintenance zone according to Article 8 and Article 16 of the Urban and Residential Environment Maintenance Act, and this public notice is issued along with the terrain map in accordance with Article 8 of the Basic Land Use Regulations Act and Article 7 of the Enforcement Decree of the same Act.
2. Relevant documents (land link "
http://eum.go.kr
" can be viewed) are kept in the Urban Maintenance Division of Busan Metropolitan City (☏ 051-888-4234) and the Buk-gu Building Division (☏ 051-309-4612) for public (interested parties) review.
November 19, 2025
Mayor of Busan Metropolitan City
Ⅰ. Designation of Maintenance Area and Decision on Maintenance Plan
1. Designation of Redevelopment Project Maintenance Area
| Designation Type | Type of Project | Area Name | Location | Area (㎡) | Remarks |
| New | Redevelopment Project | Deokcheon Phase 1 Redevelopment Maintenance Area | 342-2 Deokcheon-dong, Buk-gu | 28,310 | - |
2. Redevelopment Project Maintenance Plan
○ Estimated charges and calculation basis per land owner
| Estimated Charges | Estimated Total Revenue | Estimated Total Project Cost | Estimated Total Assets | Estimated Proportional Rate |
| 356,423,973,000 | 278,438,738,000 | 77,985,234,000 | 100.00% | |
| Calculation Basis | ◦ Estimated total assets = Sum of estimated total assets for each landowner◦ Estimated proportional rate = (Estimated total revenue – Estimated total project cost) / Estimated total assets◦ Estimated charges per landowner = Sale price for members - Rights value | |||
※ The above estimated total assets and individual charges may change based on future management and disposition plans.
○ Plans regarding land use
| Category | Name | Area (㎡) | Proportion (%) | Remarks | |
| Residential and Maintenance Infrastructure (Urban Planning Facilities) | Total | 28,310 | 100.0 | - | |
| Residential | Subtotal | 21,101 | 74.5 | - | |
| Apartment | 20,746 | 73.3 | - | ||
| Religious Facility | 355 | 1.2 | - | ||
| Maintenance Infrastructure, etc. | Subtotal | 7,209 | 25.5 | - | |
| Children's Park | 2,090 | 7.4 | - | ||
| Road | 5,119 | 18.1 | - | ||
○ Plans for changing land use zones
| Category | Area (㎡) | Proportion (%) | Remarks | |||
| Existing | Change | After Change | ||||
| Total | 28,310 | - | 28,310 | 100.0 | - | |
| Residential Area | 2nd General Residential Area | 28,310 | Decrease) 28,310 | - | - | - |
| 3rd General Residential Area | - | Increase) 28,310 | 28,310 | 100.0 | - | |
■ Statement of Reasons for Changing Land Use Zones
| Map Display Number | Location | Land Use Zone | Area (㎡) | Reason for Decision (Change) | |
| Existing | Change | ||||
| - | 342-2 Deokcheon-dong, Buk-gu | 2nd General Residential Area | 3rd General Residential Area | 28,310 | Changed to a 3rd General Residential Area for planned maintenance according to the "Basic Plans for Urban and Residential Environment Maintenance in Busan Metropolitan City." |
○ Plans regarding the primary use of buildings, building coverage, floor area ratio, and height
| Decision Type | District Classification | Plot Classification | Location | Primary Use | Building Coverage (%) | Floor Area Ratio (%) | Height (m) | ||
| Name | Area (㎡) | Name | Area (㎡) | ||||||
| New | Deokcheon Phase 1 Redevelopment Area | 28,310 | 1-1 | 20,746 | Deokcheon-dong 339-20 | Apartment | 30 or less | 264 or less | 108 or less |
| 1-2 | 355 | Deokcheon-dong 340-14 | Religious Facility | 50 or less | 264 or less | 25 or less | |||
| Housing Size and Construction Ratio | ◦ More than 40% of the total number of constructed housing units will be built to be 85㎡ or less. | ||||||||
| Details on the construction of rental housing | ◦ More than 10% of the total number of constructed housing units will be built as rental housing. ◦ At least 30% of the rental housing or more than 5% of the total number of constructed housing units will be built to be 40㎡ or less. | ||||||||
| Application of floor area ratio relaxation criteria | ◦ Application of floor area ratio relaxation criteria according to the "Basic Plan for Urban and Residential Environment Maintenance in Busan Metropolitan City" - Standard floor area ratio: 240% - Economic revitalization incentive: 8% - Sustainable apartment incentive: 5% - Green building and energy-efficiency certification: 11% [Zero energy buildings grade 5] - Allowed floor area ratio: 240% + 8% + 5% + 11% = 264% - Planned floor area ratio: 264% or less | ||||||||
| Plans regarding the building lines of the structures | ◦ In accordance with Article 39-2 of the Busan City Building Ordinance. | ||||||||
Category
Notification
Institution Type
City
Agency
Busan Metropolitan City
Notification/Public Announcement Number
No. 2025-437
Title
Decision of Maintenance Plan and Designation of Redevelopment Area for Deokcheon Phase 1
Date
2025-11-19
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Frequently Asked Questions (FAQ)
Q. What is the area and main uses of the maintenance zone for the Deokcheon Phase 1 Redevelopment Project?
The Deokcheon Phase 1 maintenance zone has a total area of 28,310㎡, consisting of 20,746㎡ for apartments, 355㎡ for religious facilities, and 7,209㎡ for infrastructure.
The total area of the Deokcheon Phase 1 redevelopment maintenance zone is 28,310㎡, of which approximately 20,746㎡ is designated for apartments, 355㎡ for religious facilities, and 7,209㎡ for maintenance infrastructure. These areas have been allocated in accordance with various developmental goals to contribute to enhancing the living environment and expanding community infrastructure.
Q. What are the building plans and main building restrictions in the maintenance zone?
The building coverage is limited to 30% or less, the floor area ratio to 264% or less, and the maximum building height is set at 108m.
The building plan for the Deokcheon Phase 1 Redevelopment Project designates residential apartments as the primary use, maintaining a building coverage ratio below 30% and limiting the floor area ratio to 264% or less, thus imposing strict building regulations. Additionally, the maximum height of buildings is stipulating at 108m to enhance the quality of the living environment and prevent adverse effects caused by excessively tall buildings. This aims for balanced regional development and the creation of a pleasant living environment.
Q. How does the number of units change with the redevelopment project and what is the current proportional rate?
It is set to increase from 412 units to approximately 500 units, with a low proportional rate of 100%, limiting profitability.
Currently, there are 412 housing units in Deokcheon Phase 1, with the anticipated number of units post-redevelopment being around 500. The increase in the number of units is not substantial, largely planning to be within the size of 85㎡ making it favorable for existing members to return. However, with a proportional rate set at 100%, the rate of increase in newly supplied units compared to existing units is low, indicating limitations in terms of profitability.
Q. What is the current progress of the Deokcheon Phase 1 Redevelopment Project and the schedule for the public announcement?
After the public exhibition in May 2025, the maintenance plan and maintenance area designation were announced approximately 6 months later.
The Deokcheon Phase 1 Redevelopment Project received public notification of the maintenance plan decision and designation of the maintenance area approximately six months after the public exhibition and explanation meeting announcement in May 2025. This notice corresponds to Official Public Notice No. 2025-437 of Busan Metropolitan City and was announced by the Mayor of Busan on November 19, 2025. This provides an official legal basis for the progression of the project, thereby facilitating further advancements.
Q. What is the living environment and transportation situation around the Deokcheon Phase 1 Redevelopment Project?
It is located close to Sukdeung Station on Busan Subway Line 3, with expectations for improvements in living infrastructure due to the development of adjacent areas 2 and 3.
Deokcheon Phase 1 is located near Sukdeung Station on Busan Subway Line 3, providing excellent transportation accessibility. Furthermore, with the planned development of Phase 2 and 3, located across Manduk-daero, improvements in overall living infrastructure are anticipated. However, the increase in the number of units so far has been minimal and the proportional rate is not high, highlighting the need for careful considerations regarding profitability. Future improvements in traffic and infrastructure, linked to surrounding developments, are expected to enhance residents' convenience.