[Seoul's Future] Riverside Apartments Compete with 63 Building in Height... Skyline Dramatically Changes

Instead of standardized "matchbox apartments," modern buildings stretch out spaciously. The eye-catching super high-rise complexes of up to 56 and 47 floors. These are the Raemian Chellitus in Yongsan-gu, Seoul, and the Trimage apartments in Seongdong-gu, already nationally famous as high-rise landmark complexes along the Han River. These buildings, known as representative structures that changed the skyline of the northern Han River area, were developed before Seoul Mayor Oh Se-hoon resigned in 2011. This was thanks to passing the architectural review at the time, which allowed up to 50 floors for redevelopment projects that donated more than 25% of the site.

Currently, these two places are considered symbols of Mayor Oh's policies, which carried the banners of "Han River Renaissance" and "Design Seoul."

Recently, Mayor Oh Se-hoon has once again announced a major transformation of the Han River skyline. This started with the significant relaxation of floor area ratio and zoning regulations through the "2040 Seoul Urban Basic Plan" announced last year. The ambition is to elevate the previously stifling urban aesthetics to a level befitting the goal of a "global leading city." Unique designs of super high-rise buildings, previously seen only overseas in cities like New York, London, and Singapore, will now be appreciated in the future Seoul skyline as well.

Raemian Chellitus located in Ichon-dong, Yongsan-gu, Seoul. This complex, with a maximum height of 56 floors, is known as a representative building that changed the skyline along the Han River in the northern part of Seoul.
[Photo by Asia Economy DB]

Yeouido Apartments as Tall as the 63 Building, Overlooking High-Rise Offices

The view of the Yeouido area from the 63 Building in Yeongdeungpo-gu, Seoul, on the 16th of last month. Apartment complexes undergoing reconstruction and high-rise offices are located side by side.
[Photo by Ryu Taemin]

The most notable area is Yeouido. Aging apartments undergoing reconstruction in the area are moving toward the dream of super high-rise complexes through Mayor Oh Se-hoon's key housing policy, the "Rapid Integrated Planning" (Sin-tong Planning). Since the 35-floor height limit was lifted in January, expectations have grown that apartments exceeding 50 floors can be built. This makes it possible to have apartments overlooking the office buildings dominating Yeouido.

The representative redevelopment project is the Yeouido Shibeom Apartments. Confirmed as the first Sin-tong Planning project last November, this complex is now allowed to be built up to 65 floors. Built in 1971, it is the oldest apartment in Yeouido, currently with a maximum height of only 15 floors. Through reconstruction, it will rise about 45 to 50 floors higher. Seoul City has prepared planning guidelines to form a "U"-shaped skyline within 200 meters (maximum 60-65 floors) to harmonize with the 63 Building (height 250m) and Park One (333m). If implemented as planned, it is expected to become the tallest building among reconstruction complexes in Seoul.

Hanyang Apartments also became eligible for reconstruction up to 54 floors through the Sin-tong Planning in January. Built in 1975, this complex passed a safety inspection in 2017 and began reconstruction in earnest but was delayed in 2018 due to controversy over the "Yeouido Master Plan." With the new rapid integrated planning, the complex will grow from 588 households to about 1,000 households.

Most notably, the Hanyang Apartment area is planned as a pilot case of "Beyond Zoning" (minimum location regulation zone). Instead of upgrading from a third-class general residential area to a general commercial area, it will move away from a single residential function to introduce various housing types such as non-residential facilities, officetels, and foreigner-only residences.

These complexes are not the only ones involved in rapid integrated planning. Daegyo Apartments, preparing for reconstruction up to 59 floors, submitted a Sin-tong Planning advisory project plan to Yeongdeungpo District Office on the 30th of last month. Similarly, the adjacent Sambu Apartments submitted a redevelopment plan in January applying a floor area ratio of 500% to build apartments up to 56 floors. This complex is also moving toward preparing a Sin-tong Planning proposal. Additionally, Jinju Apartments have submitted a redevelopment plan to the district office to reconstruct up to 58 floors.

The Revival of "Gangnam's Prime Residential Area," Possibility of 70-Floor Apartments in Apgujeong

A view of Hyundai Apartments in Apgujeong, Gangnam-gu, Seoul. These complexes are expected to be reconstructed with heights of over 50 floors according to the recent Seoul City Rapid Integrated Planning Proposal.
[Photo by Asia Economy DB]

Apgujeong-dong in Gangnam-gu, known as "Gangnam's prime residential area," is also preparing for transformation. On the 25th, Seoul City announced a rapid integrated planning proposal outlining the redevelopment of the Apgujeong area. According to the plan, a series of 50-floor apartments will be built, significantly changing the Han River skyline. Seoul City directly drafted this plan to create a "Seoul landmark" in the Apgujeong apartment district.

The Apgujeong apartment district consists of six special planning zones. Among them, only zones 2 to 5 have participated in Sin-tong Planning since December 2021. The apartments included in these four zones total 19 complexes with 8,430 households, including all Apgujeong Hyundai Apartments.

The Sin-tong Planning proposal announced by Seoul City on the 25th for the Apgujeong apartment district includes constructing 50-floor apartments. Apartments on the front side adjacent to the Han River are proposed to be 20 floors high. This became possible after the 15-floor height limit for Han River apartments was lifted last month. If various donation conditions are met, zone 2 can have a floor area ratio of up to 300%, and zone 3 up to 322.6%.

Additionally, the zone 3 union is considering four buildings of 70 floors. This is an attempt following Mayor Oh Se-hoon's February announcement that floor area ratios for buildings with innovative designs in special planning zones would be increased by 120%.

Zone 4, consisting of Hyundai 8th, Hanyang 3rd, 4th, and 6th complexes, plans to place two landmark towers with views of the Han River to the north and a park to the south. To secure Han River views, a "floating mass" will also be introduced. A floating mass is a corridor-like structure that connects buildings, appearing to float.

During a two-day briefing, the city presented a master plan to transform this area into a mini new town specialized for Han River living. After reconstruction of Apgujeong zones 2 to 5, it will connect major northern resources such as Seoul Forest, Eungbongsan, and Dalmaji Peak Park through view corridors, transforming the currently uniform Han River landscape into a panoramic viewing point where super high-rise buildings and low-rise waterfront buildings harmonize.

The Han River, currently cut off by Olympic-daero, will be connected three-dimensionally. A pedestrian bridge allowing walking from Apgujeong zone 3 to Seongsu-dong will be newly built, and a covered park will be created over the road section from the apartment complex to the Han River. The city plans to secure 250 billion KRW in project costs through donation methods for this.

Super High-Rise Apartments on the Han River in Banpo and Jamsil, Waterfront Specialized Complexes Harmonizing with the River

Besides Gangnam-gu, Seocho-gu and Songpa-gu, also part of the Gangnam 3 districts, are accelerating redevelopment of high-rise apartments along the Han River. In March, Sinbanpo 2nd in Jamwon-dong, Seocho-gu, finalized its Sin-tong Planning redevelopment plan. This is the first time an aging complex in Seocho-gu has finalized such a plan. Located in a prime Han River area, Sinbanpo 2nd had previously experienced conflicts among residents over securing Han River views after reconstruction.

The plan includes reconstructing Sinbanpo 2nd as a "waterfront specialized complex" harmonizing with the Han River. A high-rise plan of around 50 floors was allowed on the condition of designing waterfront-specialized architecture. The floor area ratio applied is 299.5%, an increase of 37.4 percentage points from the previous 262.1%. In return, part of the public contribution was directed toward improving Han River accessibility. A representative example is the construction of a three-dimensional pedestrian bridge toward Seoritgae Park. A cultural park connecting to the submerged bridge, which will become a front pedestrian bridge, will also be created.

In Songpa-gu, Jamsil Jugong 5th complex is seeking to increase floor heights. On the 6th, the reconstruction union of Jamsil Jugong 5th applied for architectural review at Songpa District Office. This plan includes four buildings near Jamsil Station main road up to 50 floors, and other buildings along the Han River around 38 floors. This complex is located near subway lines 2 and 8 at Jamsil Station and has the Han River to the north, making it a representative redevelopment complex in Songpa-gu.

The Han River North Dreaming a Great Transformation, The Second Raemian Chellitus Emerges

A view of the Yongsan area from the 63 Building in Yeongdeungpo-gu, Seoul, on the 16th of last month. The apartment complexes undergoing reconstruction are located along the Han River.
[Photo by Ryu Taemin]

In northern Seoul along the Han River, Yongsan-gu is drawing plans to build a super high-rise skyline. In Ichon-dong, a representative affluent area, Han River Mansion Apartments are preparing for a 68-floor super high-rise reconstruction. Like Yeouido Shibeom Apartments, this complex, built in 1971, had planned reconstruction up to 35 floors. However, after Seoul City finalized the "2040 Seoul Urban Basic Plan" lifting the 35-floor height limit along the Han River, the construction company’s design for up to 68 floors is being reviewed.

The current tallest Han River apartment is Raemian Chellitus (56 floors) in the same Yongsan-gu. This complex was reconstructed as a super high-rise apartment under the "Han River Renaissance Project" policy promoted during Mayor Oh's previous term. If the Han River Mansion design is accepted, it will surpass Raemian Chellitus as the tallest Han River apartment, gaining symbolic significance.

With height restrictions lifted, other complexes are actively increasing floor counts. In nearby Seobinggo-dong, expectations are growing that Shindonga Apartments will build a super high-rise skyline. This complex joined Sin-tong Planning in March and has an excellent location with south-facing Han River views and proximity to Yongsan Park.

With a total of 1,326 households, the complex is considered one of Seoul’s top three large-scale properties alongside Apgujeong Hyundai Apartments and Yeouido Shibeom Apartments. Moreover, Han River Mansion, Raemian Chellitus, and Shindonga Apartments are aligned west to east, suggesting that Shindonga Apartments could also transform into a super high-rise complex exceeding 50 floors considering the skyline.

Additionally, Sanho Apartments along the Han River are expected to shift toward reconstruction as a super high-rise apartment up to 47 floors. The goal is to increase the floor area ratio to 300%. This complex is adjacent to the former Yongsan Railroad Maintenance Depot site, which Seoul City is developing as an international business district. Three buildings have direct Han River views.

Meanwhile, the Seongsu-dong strategic redevelopment zone in Seongdong-gu is also expected to benefit. The Seongsu Strategic Redevelopment Zone established a 50-floor plan during Mayor Oh Se-hoon's term as part of the Han River Renaissance project before Mayor Park Won-soon took office. After Mayor Park's inauguration, a 35-floor height restriction was imposed along the Han River, halting progress. Later, in 2011, the district plan was revised, dividing the area into four zones to supply about 8,200 households through redevelopment. However, with the removal of the 35-floor limit in the "2040 Seoul Urban Basic Plan," it is highly likely that the original plan for high-rise development will proceed.