[Report] Visiting Recently Remodeled Apartments... "Similar to New Buildings... An Alternative to Reconstruction"

Gaepo The Sharp Tree in Gaepo-dong, Gangnam-gu
Chooses Remodeling Due to Declining Reconstruction Feasibility
Parking and Residential Spaces Comparable to New Complexes
"Closer to Eco-Friendly Than Reconstruction"

Exterior of 'Gaepo The Sharp Tree' in Gaepo-dong, Gangnam-gu, Seoul, visited on the 28th. Photo by Hyunji Kwon

On the 28th, we visited ‘Gaepo The Sharp Tree’ in Gaepo-dong, Gangnam-gu, Seoul. It is a remodeled apartment completed two years ago, and its exterior did not differ much from the surrounding newly built complexes. Majestic marble gateposts stood at the main entrance, and the complex yard was equipped with landscaping and simple resting areas for residents. The first floor of each building applied a pilotis design and was filled with facilities such as the management office, senior citizens’ center, daycare center, and children’s library.

Gaepo The Sharp Tree is an apartment remodeled from Gaepo Woosung Complex 9 (completed in 1991). The construction was undertaken by POSCO E&C. Before construction, the floor area ratio (FAR) was 249%, higher than the nearby Gaepo Woosung Complex 3 (179%) and Gyeongnam Apartment (174%), so remodeling was chosen instead of reconstruction. In the industry, it is generally considered that when the FAR exceeds 200%, it is difficult to significantly increase the number of general sale units, making reconstruction less viable. Without any general sale units, the existing 232 households moved in as they were.

Parking spaces were also significantly increased through the remodeling project. By newly excavating three underground floors for parking, the number of parking spaces increased from 122 to 305 (from 0.52 spaces per household to 1.31). For the underground parking construction, a reversed construction method was applied, where pillars and retaining walls were first built underground to create the foundation, and then construction proceeded from top to bottom to ensure stability.

On the 28th, the underground level 1 parking lot of 'Gaepo The Sharp Tree' in Gaepo-dong, Gangnam-gu, Seoul. Photo by Hyunji Kwon

The indoor space also increased by 9 pyeong (approximately 29.75 square meters), from the original 31 and 32 pyeong units to 40 and 41 pyeong units. To achieve this, additional space was secured in the front and back directions of the complex. Additionally, a ‘tray ceiling’ higher than the standard ceiling height of 2300 mm was applied to maximize the sense of openness.

Furthermore, chronic issues in aging complexes such as piping and fire safety facilities were completely replaced, equipping the complex with facilities at the level of new constructions. Separate storage spaces were created in the underground parking lot for each household to enhance resident convenience.

Indoor space of 'Gaepo The Sharp Tree' in Gaepo-dong, Gangnam-gu, Seoul, visited on the 28th. Photo by Hyunji Kwon

The Seoul Remodeling Housing Association (Seorihyeop) stated, “Gaepo The Sharp Tree is a complex that can prove the stability and completeness of remodeling projects,” adding, “For complexes with low floor area ratios where securing reconstruction feasibility is difficult, remodeling can be a good option.”

The remodeling industry also cites environmental friendliness as an advantage over reconstruction. According to Seorihyeop, remodeling can reduce carbon emissions by 48% compared to reconstruction during demolition and construction processes. Heating energy consumption also decreases by about 65 to 70%. Seorihyeop said, “By strengthening the building envelope with high-performance windows and improved insulation materials and applying high-efficiency energy management systems, energy-saving effects can be maximized.”

There are about 130 complexes in Seoul currently pursuing remodeling. Construction is underway at Dunchon Hyundai Complex 1 in Gangdong-gu, Ichon Hyundai in Yongsan-gu, and Songpa Seongji in Songpa-gu. Woosung Complexes 2 and 3 and Geukdong Apartment in Dongjak-gu, Jamwon Riverside Hyundai in Seocho-gu, and Samsung Seogwang in Gangnam-gu have completed association establishment approvals and are in the process of selecting construction companies and conducting safety inspections.