Noryangjin District 1 Upgraded to 45 Floors
Apgujeong Districts 2 and 5 Pushing for 70 Floors
Floor Increase to Enhance Apartment Value
Construction Cost and Duration Both Rise Above 50 Floors
Among redevelopment and reconstruction sites in Seoul, super high-rise buildings are spreading like a trend. Major projects in Apgujeong, Seongsu, Mokdong, and Yeouido have chosen super high-rise designs of 50 to 70 floors or more. As the number of floors increases, construction costs rise and construction periods lengthen. Nevertheless, the decision to increase the number of floors seems to reflect the expectations of the union members to landmark the project site and enhance the value of the apartments.
According to the maintenance industry on the 28th, the redevelopment union of Noryangjin 1 District in Dongjak-gu held an extraordinary general meeting on the 19th and passed a design change plan to raise the maximum number of floors from 33 to 45. Along with this, a proposal to reduce small-sized units and increase medium to large-sized units was also approved, reducing the total number of households from 2,992 to 2,870. Noryangjin 1 District is the largest among the 1st to 8th districts of Noryangjin New Town and is adjacent to Noryangjin Station on Lines 1 and 9, making it a flagship complex.
After Seoul City confirmed the abolition of the ‘35-floor rule’ (which limited apartment floors to 35) last year, projects that had already established maintenance plans are switching to super high-rise buildings one after another. Noryangjin New Town Districts 2, 3, and 4 have already raised their floors to 35 or 45.
In Gangnam-gu, the Eunma Apartment, Songpa-gu’s Jamsil Jugong 5 Complex, Seodaemun-gu’s Bukgajwa 6 District, and Gangnam-gu’s Shinbanpo 4th Complex have also increased their floors. Gangnam-gu’s Dogok Gaepo Hanshin, Songpa-gu’s Jamsil Woosung 4th Complex, and Yongsan-gu’s Sanho Apartment and Hangang Mansion are also pushing for floor increases.
Major maintenance projects in Apgujeong, Seongsu, Yeouido, and Mokdong are pursuing super high-rise buildings of 50 floors or more. Apgujeong 4 District is aiming for 69 floors, while Apgujeong 2 and 5 Districts have officially announced plans for 70 floors and are proceeding with the procedures. In Seongsu-dong, Seongdong-gu, Seongsu 4 District has confirmed a super high-rise design of 77 floors. In Yeouido-dong, Yeongdeungpo-gu, Sibeom Apartment is pursuing 65 floors, and Jinju Apartment is aiming for 58 floors.
Increasing the number of apartment floors is linked to apartment value, that is, housing prices. This is because it can establish the image of being the flagship apartment in the area. Increasing floors and the number of households also helps improve project profitability. However, the higher the floors, the more complicated the construction becomes, leading to increased construction costs and longer construction periods.
Although the design team for Noryangjin 1 District judged that up to 49 floors were possible, they switched to 45 floors due to the estimated sharp increase in construction costs. In particular, buildings classified as super high-rise with 50 floors or more require the use of high-strength rebar that can withstand earthquakes and wind, and special structures must be installed. For structural safety, the basement must be excavated deeply, and concrete that facilitates delivery to the high floors of the apartment must be used.
An industry official said, "Currently, Seoul’s maintenance projects are, in a word, engaged in a competition for the highest floors. The skyline will change significantly within the next 10 to 20 years," but added, "The union’s capability will become important in negotiating with construction companies over construction costs and persuading union members to bear the costs."
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