Table of Contents
Notice on the decision of the maintenance plan and designation of the maintenance area for the Yeonsan 14 redevelopment project
- Yeonje-gu, Yeonsan-dong, 1876-147, location, area map, business feasibility, Busan redevelopment investment
The Yeonsan 14 redevelopment project currently underway in Yeonsan-dong, Yeonje-gu, Busan has entered the process of designation of the maintenance area. The city of Busan officially announced the 'Decision on the maintenance plan and designation of the Yeonsan 14 redevelopment project' on April 1, 2026.
This notice was issued about 9 months after the residents' briefing session and public inspection of the maintenance plan held in July 2025, indicating that the project is being actively pursued. In this regard, this notice holds significant meaning.
The area where the project will take place is located at Yeonsan-dong, 1876-147 in Yeonje-gu, with an area of approximately 77,917㎡. This area is known as the old Mulmangol redevelopment, and according to the plan, a large-scale multi-family housing complex consisting of about 1,700 housing units is expected to be built.
The number of members is only about 700, and the high proportion of general sale units is evaluated as a highly profitable structure for the project. These factors combine to show great potential for future development.
In this maintenance plan, the multi-family housing land accounts for 72.6% of the total area, and infrastructure such as roads, parks, and social welfare facilities account for 27.4%.
In particular, a park will be created with an area of 3,170㎡, a children's park of 1,830㎡, and a senior center of 1,000㎡, ensuring that living infrastructure is established alongside. It is expected that these measures will have a positive impact on improving the living environment.
Furthermore, a parking lot will be installed beneath the children's park, providing a solution to parking problems.
The building plan restricts the building coverage ratio to below 30%, and the floor area ratio is set at a maximum of 295%. Additionally, the maximum building height is specified to be below 116m. The zoning district will also be upgraded from a second-class general residential area to a third-class general residential area, significantly increasing the development density.
The location conditions are very favorable. It is located just 2 minutes away from Mulmangol Station on Busan Subway Line 3, making it a super station area. In addition, with the opening of the Hwangnyeong 3 Tunnel, the travel time to Namcheon-dong is expected to decrease even further. There are numerous educational institutions nearby, such as Dong-myung Elementary School, Yeonje Middle School, and Yeonje High School, as well as rich living convenience facilities including Yeonsan Market and large supermarkets.
Redevelopment is also underway in the nearby Yeonsan 12 area, indicating that when completed, the area has a high potential to transform into the central residential belt of Yeonje-gu.
This project is planned to be implemented within 4 years from the designation of the maintenance area notice, after which the establishment of the association and the project implementation permit procedures will begin full-scale development.
Notice No. 2026-113 of Busan Metropolitan City
Notice regarding the decision of the maintenance plan and designation of the maintenance area for the Yeonsan 14 redevelopment project
1. Regarding the maintenance area of the Yeonsan 14 redevelopment project in the area of 1876-147 Yeonsan-dong, Yeonje-gu, Busan, the decision on the maintenance plan and designation of the maintenance area are notified as follows in accordance with Article 16 of the Urban and Residential Environment Maintenance Act, and the topographic map is disclosed in accordance with Article 8 of the Basic Land Use Regulation Act and Article 7 of its Enforcement Decree.
2. Relevant documents (the land connection can be viewed at “http://www.eum.go.kr”) are kept available for public viewing at the Urban Maintenance Division of Busan Metropolitan City (☏051-888-4231) and the Architecture Division of Yeonje-gu (☏051-605-5052).
April 1, 2026
Mayor of Busan Metropolitan City
I. Designation of maintenance area and decision on maintenance plan
1. Designation document for redevelopment project maintenance area
| Designation type | Type of project | Name of area | Location | Area (㎡) | Remarks |
| New | Redevelopment project | Yeonsan 14 redevelopment project maintenance area | In the area of 1876-147 Yeonsan-dong, Yeonje-gu, Busan | 77,917.0 | - |
2. Redevelopment project maintenance plan
○ Plan regarding land use
| Category | Name | Area (㎡) | Ratio (%) | Remarks | |
| Land use zoning | Total | 77,917.0 | 100.0 | ||
| Third class general residential area | 63,350.9 | 81.3 | Second class → Third class | ||
| Quasi-residential area | 14,566.1 | 18.7 | |||
| Housing and maintenance infrastructure (urban planning facility) | Total | 77,917.0 | 100.0 | ||
| Housing site | 56,570.0 | 72.6 | |||
| Multi-family housing land | 56,570.0 | 72.6 | ∙Including auxiliary welfare facilities | ||
| Maintenance infrastructure (urban planning facility) | 21,347.0 | 27.4 | |||
| Roads | 15,347.0 | 19.7 | ∙4 urban planning facilities∙1 maintenance infrastructure | ||
| Parks | 5,000.0 | 6.4 | ∙2 urban planning facilities | ||
| Social welfare facilities | 1,000.0 | 1.3 | ∙1 urban planning facility | ||
○ Plan regarding zoning changes
| Category | Area (㎡) | Composition ratio (%) | Remarks | ||
| Existing | Change | After change | |||
| Total | 77,917.0 | - | 77,917.0 | 100.0 | - |
| Second class general residential area | 63,350.9 | Decrease) 63,350.9 | - | - | - |
| Third class general residential area | - | Increase) 63,350.9 | 63,350.9 | 81.3 | - |
| Quasi-residential area | 14,566.1 | - | 14,566.1 | 18.7 | - |
○ Estimated contribution amount and calculation basis for land ownership
| Estimated contribution amount | Total revenue estimate | Total project cost estimate | Estimated total of existing assets | Estimated proportional rate |
| 906,705,000,000 | 649,298,150,774 | 252,792,323,082 | 101.83% | |
| Calculation basis | ⦁Estimated total of existing assets = sum of estimated existing assets for each land owner ⦁Estimated proportional rate = (Total revenue estimate - Total project cost estimate) / Estimated total of existing assets ⦁Contribution for each land owner = Member sale price - Right amount | |||
※ The above estimated total of existing assets and individual contribution amounts may be subject to change in accordance with future management and disposal plans.
○ Plans regarding the main use, building coverage ratio, floor area ratio, and height of buildings
| Classification | District Classification | Household or lot classification | Location | Main Use | Building coverage ratio (%) | Floor area ratio (%) | Height (m) | Remarks | ||||||||||||||||||
| Name | Area (㎡) | Name | Area (㎡) | |||||||||||||||||||||||
| New | Yeonsan 14 redevelopment project maintenance area | 77,917.0 | 1-1 | 28,620.0 | In the area of 1876-147 Yeonsan-dong | Multi-family housing and auxiliary welfare facilities | Below 30% | Below 307% | Below 116m | |||||||||||||||||
| 2-1 | 27,950.0 | In the area of 2147-8 Yeonsan-dong | Multi-family housing and auxiliary welfare facilities | Below 30% | Below 282% | Below 116m | ||||||||||||||||||||
| 3-1 | 1,000.0 | In the area of 2063-192 Yeonsan-dong | Social welfare facility (senior center) | Below 50% | Below 270% | Below 30m | ||||||||||||||||||||
| Housing scale and construction ratio | ⦁More than 40% of the total number of units constructed must be below 85㎡ | |||||||||||||||||||||||||
| Matters regarding the construction of rental housing | ⦁At least 10% of the total number of units constructed must be for rental housing ⦁More than 30% of the total rental housing units or more than 5% of the total units constructed → Units for rental housing with a residential area of 40㎡ or less | |||||||||||||||||||||||||
| Application of floor area ratio reduction criteria | ⦁Application of floor area ratio evaluation standards and floor area ratio reduction criteria as per the ‘2030 Busan Urban and Residential Environment Maintenance Basic Plan’ ⦁Standard floor area ratio computation: 270% | |||||||||||||||||||||||||
| Category | Evaluation standard score | ⇨ | Evaluation standard weight | Land Use | Standard floor area ratio | |||||||||||||||||||||
| Yeonsan 14 area | 80 points | Above 80 points | Development inducement area | 270% | ||||||||||||||||||||||
| ⦁Application of floor area ratio reduction ▸Step 1: Calculation of maximum allowable floor area ratio when applying incentives | ||||||||||||||||||||||||||
| 47,171.9㎡ × (270% + 20%) + 9,398.1㎡ × (360% + 20%) | ≒ 305.0% | |||||||||||||||||||||||||
| 56,570.0㎡ | ||||||||||||||||||||||||||
| ▸Step 2: Calculation of average floor area ratio - Change from second class general residential area to third class general residential area (standard floor area ratio 270%) ⇒ Incentive = 1.5 × (137.0㎡ ÷ 47,171.9㎡) × 200% ≒ 0.9% ⇒ Allowable floor area ratio = 270% + 0.9% = 270.9% - Quasi-residential area (standard floor area ratio 360%) ⇒ Incentive = 1.5 × (1,832.0㎡ ÷ 9,398.1㎡) × 360% ≒ 105.3% ⇒ Allowable floor area ratio = 360% + 105.3% = 465.3%※ Average floor area ratio | ||||||||||||||||||||||||||
| (47,171.9㎡ × 270.9%) + (9,398.1㎡ × 465.3%) | ≒ 303.2% | |||||||||||||||||||||||||
| 56,570.0㎡ | ||||||||||||||||||||||||||
| ▸Incentives excluding public elements - Sustainable multi-family housing: 5% ⦁Allowable floor area ratio: 303.2% + 5.0% = 308.2% ⦁Planned floor area ratio: below 295% | ||||||||||||||||||||||||||
Classification
Notice
Institution Classification
City
Agency
Busan Metropolitan City
Notice and Announcement Number
No. 2026-113
Title
Notice regarding the decision of the maintenance plan and designation of the maintenance area for the Yeonsan 14 redevelopment project
Date
2026-04-01
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Frequently Asked Questions (FAQ)
Q. When was the designation of the maintenance area for the Yeonsan 14 redevelopment project announced?
The city of Busan announced the decision of the maintenance plan and designation of the Yeonsan 14 redevelopment project on April 1, 2026.
The designation of the maintenance area and the decision on the maintenance plan for the Yeonsan 14 redevelopment project were officially announced on April 1, 2026, under Notice No. 2026-113 of Busan Metropolitan City. This notice was issued approximately 9 months after the residents' briefing session and public inspection in July 2025, marking an important stage signaling that the project is actively being pursued.
Q. What is the target area and scale of the Yeonsan 14 redevelopment project?
The target area is 1876-147 Yeonsan-dong, Yeonje-gu, Busan, with an area of approximately 77,917㎡.
The Yeonsan 14 redevelopment project targets the area of 1876-147 Yeonsan-dong, Yeonje-gu, Busan, covering a total area of approximately 77,917㎡. This area is known as 'Mulmangol', and it is planned that a large-scale multi-family housing complex, consisting of about 1,700 housing units, will be built.
Q. How is the layout of residential and infrastructure facilities planned for this redevelopment project?
The ratio of multi-family housing land will be 72.6%, while infrastructure will account for 27.4%.
According to the maintenance plan, 72.6% of the total area in the Yeonsan 14 area is designated for multi-family housing land. The remaining 27.4% consists of infrastructure such as roads, parks, and social welfare facilities, particularly with a linear park of 3,170㎡, a children's park of 1,830㎡, and a senior center of 1,000㎡ to enhance the living environment and convenience. A parking lot will also be constructed beneath the children's park to alleviate parking issues.
Q. What are the architectural plans and zoning changes?
The building coverage ratio is limited to below 30%, the floor area ratio is a maximum of 295%, and the maximum building height is below 116m, with zoning upgraded to the third class general residential area.
The architectural plans for the Yeonsan 14 redevelopment project restrict the building coverage ratio to below 30%, allow a maximum floor area ratio of 295%, and specify a maximum building height of below 116m. Additionally, the zoning category will be upgraded from the second class general residential area to the third class general residential area, resulting in a substantial increase in development density.
Q. What are the traffic and locational conditions of this area?
It is just 2 minutes from Mulmangol Station on Busan Subway Line 3, and the opening of Hwangnyeong 3 Tunnel will make nearby travel even more convenient.
The Yeonsan 14 area boasts excellent transportation accessibility, being very close (just 2 minutes) to Mulmangol Station on Busan Subway Line 3. Additionally, once the Hwangnyeong 3 Tunnel is opened, travel times to nearby areas such as Namcheon-dong are expected to significantly drop, further enhancing transportation convenience. There are also plenty of living conveniences nearby, including elementary, middle, and high schools, as well as the Yeonsan Market and large supermarkets.
Q. What are the development trends for the Yeonsan 14 redevelopment project and nearby areas?
Development is progressing in the nearby Yeonsan 12 area, indicating a high potential for development into the central residential belt of Yeonje-gu upon completion.
In addition to the Yeonsan 14 area, redevelopment is also underway in the nearby Yeonsan 12 area, and it is anticipated that upon completion, both areas will become central residential belts in Yeonje-gu. This will likely positively influence the improvement of the local residential environment, as well as increase real estate value and investment appeal within Busan.
