Today, February 4 (Thursday), the government, local governments, and public corporations led the government, local governments, and public corporations together to provide 320,000 housing units in Seoul and 830,000 units nationwide by 2025. Announced.
This innovation plan is based on the following three basic principles.
➊ From the standpoint of the quality of life of residents, the regulation is drasticly released.
In order to supply high-quality houses with sufficient quantity in the city center, urban and building regulations such as floor area ratio and number of floors are relaxed, and excessive donations are relieved and excessive reconstruction profits are not paid if the public works together.
➋ Significantly simplifies public-led procedures.
The public will coordinate various interests of land owners and tenants, and through prompt licensing and securing of land, the project period will be significantly shortened to within 5 years.
➌ The resulting profits are shared together.
The profits from deregulation and reduction of project period are shared by sufficient profits for land owners, stable lives of tenants and small merchants, expansion of living infrastructure, and improvement of settlement conditions in local communities.
1) This measure contains many concerns about our city.
Many citizens hope to live in affordable housing housing in a large city with excellent direct accessibility.
However, the overall housing cost burden of urban residents is increasing as housing prices have risen due to the continuation of exceptionally low interest rates in recent years, and demand for urban housing has increased due to changes in industrial, residential and living trends and household division.
Although the government has been making efforts to reinforce the supply base of housing in the city center, expectations for housing prices continue to rise, and concerns over the lack of housing in the city center are growing, leading to anxiety about the provision of a home.
Accordingly, in order to stabilize the housing market, there is an urgent need for an innovative supply plan that can supply the location and type of housing desired by the people in the city center.
In addition, the necessity of restructuring urban spaces is increasing in line with changes in living patterns such as the 4th Industrial Revolution, the development of new technologies such as zero energy, and non-face-to-face consumption.
However, it is true that our city is showing a rather rigid appearance to keep up with this megatrend.
The station area needs high-density development with a low-carbon residential-commercial complex by combining public transportation and green technology.
In many cases, the closer the location is near a station with excellent location, the higher the ratio of small parcels and old buildings is, and thus the lower density is often used.
The same is true for semi-industrial areas that should be transformed into the 4th industrial base.
Due to the decline of the existing industry, buildings are deteriorating, and some semi-industrial areas in Seoul are actually used as residential areas.
Low-rise housing, which should be a high-quality home with childcare, health care, parcel delivery, and safety facilities, is becoming a slum due to lack of business and resident conflicts.
2) However, there are limitations only with the current means of development.
The reason why cities do not change and decline is that the interests of landowners, tenants, and merchants are diverse and complex, and there is no suitable means of development.
Maintenance projects such as redevelopment and reconstruction have played a large role in supplying the city center, but the process was complicated and the project took a long time due to conflicts of interests between members.
The benefits of deregulation for urban and construction to improve the residential environment have been privatized, and due to the inflow of speculative demand aimed at this, no other government has ever been able to pursue bold regulatory reform.
In particular, various social problems such as conflicts between non-subordinates and unions, conflicts between union members, cohesion with construction companies, and union corruption are also occurring.
It is more difficult for non-maintenance areas.
For joint development over a certain scale, opinions between landowners must be coordinated, but there are various elements of conflict of interest.
Conflicts of interest between owners, such as a mixture of large and small buildings, buildings facing the road and buildings on the back, good and declining stores, and even land owners who do not have the ability to bear development costs are too complicated, but there is no proper legal procedure or means. .
3) If the public is leading, sufficient housing can be supplied quickly.
The public can be responsible for and coordinate various interests.
Land owners are guaranteed a higher level of profit than previously thought, and the public bears all risks such as licensing, development costs, and housing market fluctuations until the end of the project.
Various alternatives, such as housing without contributions for landowners who are not capable of bearing development costs, opportunities to resettle into new buildings for merchants who have been doing business in the same place for a long time, and REIT stocks that can receive monthly dividends for seniors who rely on monthly rent income for multi-family housing. Can be presented.
The number of targets for participation in the project has also been greatly expanded.
New models that can be applied not only to existing maintenance areas, but also to non-renewable areas such as station area, semi-industrial areas, and low-rise residential areas are newly established to meet the demands of residents who want new housing supply.
It also protects the socially underprivileged who may be driven into development projects.
Temporary business spaces and public rental housing for new apartments to be supplied after construction are provided for re-wornment to the vulnerable, who are forced to move to the outskirts when development projects such as tenants and small merchants begin.
At the same time, it is possible to effectively respond to the loss of houses and the corresponding demand for relocation through circulation maintenance between business areas and wide-area circulation maintenance using housing sites near the metropolitan area.
There is no worry about privatization of development profits, so drastic deregulation is possible.
Since the public uses all of the income generated for the purpose of the public interest, it is possible to drasticly change the area of use, ease the floor area ratio, and ease donations, and in the case of reconstruction, no excess profit burden is imposed.
The resulting development profits are shared by all of our society.
The development profits are used for additional income from land owners, expansion of living SOC, support for tenants, public lease for the socially disadvantaged, and public housing.
4) The public-led 3080+ will significantly increase the opportunity to find a home.
Through this countermeasure, the urban public housing complex project that develops unrefined areas such as station area, semi-industrial area, and low-rise residential area, public direct-implemented maintenance project that rapidly promotes the business of existing maintenance area, and residential regeneration innovation district project that strengthened the execution power of urban regeneration. Promote.
Representatively, the urban public housing complex project, which is newly introduced, is publicly initiated after residents wish, and if more than two-thirds of the land owners agree, the project is confirmed, and construction begins through securing the site of a public company and prompt licensing (integrated deliberation) of the local government. Promote with Fast-Track.
It plans to significantly improve business feasibility by raising the floor area ratio and limiting donations, but guarantees a 10-30%p higher profit rate and preferential supply of apartments and shopping malls to land owners compared to the existing self-driving methods.
The main contents of the countermeasure are as follows.
Through this measure, it is planned to secure “a total of 836 million new sites”, including about 6160,000 units in the metropolitan area (about 320,000 units in Seoul) and about 220,000 local units by 2025.
Of the 836,000 houses this time, about 535,000 will be secured through new projects in the city center, and about 263,000 will be secured through designation of new public housing sites.
The total supply plan of 1.27 million units in the metropolitan area, which is being promoted through the existing residential welfare roadmap and the third new city, is about 2 million units, which is the largest supply measure ever.
The quantity of supply proposed in this measure was verified through meticulous location requirements verification and GIS analysis, and the quantity of supply was calculated based on the resident participation rate of projects promoted by the government or the private sector.
❶ Urban public housing complex project + small-scale redevelopment ⇨ About 30.6 million houses
With the introduction of the “city center public housing complex project (3 years limited time)”, the station area, semi-industrial areas, and low-rise residential areas, etc., which are neglected due to lack of appropriate development means, will be quickly reorganized despite deterioration, slum and inefficient use of the site.
If landowners, private enterprises, local governments, etc. discover excellent locations in underdeveloped downtown areas and propose complex construction of housing and bases to LH and SH, etc., development projects are promptly promoted (designated as planned districts) in the area after review by the Ministry of Land, Infrastructure and Transport. If 2/3 of the land owners agree within one year of the designation of the planned district, the project is confirmed, and construction is initiated through public-led Fast-Track after securing the site for public enterprises and promptly licensing (integrated deliberation) by the local government.
Proposals for projects from private construction companies and developers are encouraged, and public-private joint implementations are also promoted through REITs joint investment and project cost sharing.
It plans to significantly improve business feasibility by raising the floor area ratio and limiting donations, but it plans to guarantee a higher rate of return (e.g. 10~30%p) and preferential supply of apartments and shopping malls to land owners compared to the existing self-project promotion method.
Introduce a method of paying in-kind payment for the sale of new apartments and shopping malls to be borne by the land owner in the future to the existing owner’s property, and then settling it (no transfer tax).
In addition, development profits other than the guaranteed additional income will be used for public interest purposes such as provision of means of living for real residents without cost burden, support for immigration and livelihoods for tenants and small merchants, and improvement of the urban environment, such as expanding the SOC for living in local communities.
In the future, projects to be promoted as the “city center public housing complex project” will be specially developed by applying customized regulatory innovation and development concepts according to the characteristics of each location, such as station areas, semi-industrial areas, and low-rise residential areas.
Station area (over 5,000㎡) is developed into a “residential-commercial high-density district” (residential + business + commercial) by increasing the floor area ratio (up to 700%), easing the ratio of commercial facilities, and maximizing transportation convenience such as the installation of subway connection passages. , The semi-industrial area (more than 5,000㎡), which is developed mainly for manufacturing and distribution, is a “residential industrial convergence district” that combines space for startup development, R&D center, youth dormitory and residential complex. ㎡ or more) will ease construction and urban regulations such as mining and height standards, and create a “housing supply revitalization district” equipped with excellent settlement environments and childcare facilities through living SOC complex.
In addition, for small-sized locations (less than 5,000㎡) among station areas and semi-industrial areas, a “small-scale redevelopment project”, which improved the existing small-scale maintenance business, will be newly established to activate housing supply and improve the underdeveloped environment.
When the local government designates a zone, the land owner implements a maintenance project (by association or owners of land, etc.), and plans to apply restrictions on setting boundaries of the maintenance zone and relaxation of requirements for securing sites, deregulation of city and buildings, tax benefits, etc. to be.
❷ Public direct implementation maintenance project ⇨ Approximately 13.6 million
Introduce and revitalize the “Public Direct Implementation Maintenance Project” that applies public functions such as coordination of interests and securing the public interest to the maintenance project.
The “Public Directly Implemented Maintenance Project” is a system in which LH·SH Corporation directly implements redevelopment and reconstruction with the consent of the residents, and leads the project and sales plan to promptly promote the project.
At the request of a majority of the members, the implementation of the maintenance project of the public corporation begins, and the general meeting of the union, the omission of the administrative disposition authorization procedure, and the integrated deliberation are applied, significantly reducing the project period of 13 years or more to within 5 years.
The project is greatly improved in business performance through the first phase increase or 120% increase of the legal maximum floor area ratio, the non-applying of the two-year residency obligation for reconstruction members, and the imposition of excess profits for reconstruction, etc., and a comfortable residential environment through the agenda of special construction zones. I plan to secure it.
All business sites are owned and supplied by public corporations, and the public sale method is applied, and the union is disbanded → rebuilt, and the 2-year residency obligation is not applied.
Members are provided with benefits such as guaranteeing additional income compared to the existing maintenance plan (e.g. 10-30%p), removing the risk of increase in contributions (burdened by public enterprises), such as settlement method after prepayment of the apartment price paid in the future (transfer tax not taxed). We plan to support the succession of selected companies and preservation of sunk costs so that the maintenance business can be changed to public direct implementation if desired.
❸ Urban regeneration (residential regeneration innovation district) business method improvement ⇨ approximately 30,000 homes
The urban regeneration project’s function of improving old residential areas is also significantly supplemented.
The “Residential Regeneration Innovation Zone” was newly established in the area where the public is promoting district-level housing reorganization, revitalizing the supply of new housing in urban regeneration districts, applying a limited accommodation method (2/3 consent of the residents), and the agenda of the minimum area for location restrictions. Promote government support for infrastructure and living SOC installation.
In addition, the “Residential Regeneration Specialized New Deal Project” will be established to link maintenance projects and urban public housing complex projects, and financial support will be strengthened to select projects within 120 locations per year.
❹ New designation of public housing sites ⇨ About 263,000 units ※ Detailed location and quantity announced separately
About 260,000 new public housing sites are secured in 15-20 places nationwide.
It is planned to select target sites that can expand the supply base in the metropolitan area around Seoul or in areas with good accessibility to Seoul, and local areas in the metropolitan area.
❺ Short-term housing expansion ⇨ Approximately 101,000 units
As part of the supply plan for the predecessor (November 2020) 114,000 units, the number of short-term occupants within the city center will be expanded as much as possible.
Vacancy hotels and offices → In order to revitalize the remodeling of youth housing (dormitories, etc.), we will improve the semi-housing-related system, support construction cost funds and strengthen tax incentives, establish new purchase REITs, and strengthen support for purchase funds.
In order to expand the supply of high-quality multi-family and officetels (e.g. public jeonse) through the purchase agreement method, the establishment of a HUG guarantee (up to 80% of the project cost) and induction of low-interest loans from commercial banks are promoted, and the burden of private businesses is minimized.
More than 70-80% of the total amount of housing under this measure is supplied as pre-sale housing (apartments) to ensure sufficient opportunities for homeless end users such as 3040 households who have been waiting for housing supply, while market prices in major downtown areas such as Seoul and metropolitan areas Compared to, the supply of affordable public pre-sale housing will be greatly expanded.
In addition, as the supply capacity is greatly expanded, public rental housing is also expanded, and some of them are supplied as houses by the public, supporting various ways of preparing a home.
In addition, the general supply ratio is raised for the quantity supplied according to this measure, while some will be supplied by lottery.
Currently, public pre-sale accounts for only 15% of the general supply. Considering that it was originally a private land, the proportion of general supply was increased (15→50%), while a lottery system (30) for the general supply, which had been supplied only in the order of the total savings. %) to give a wide range of opportunities.
5) We will implement strong anti-speculation measures.
In order to completely block speculative demand, the priority supply right is to supply one house for one household in principle, and after the announcement date of the countermeasures, the signing of a new purchase contract for existing real estate within the business area will not be granted the priority supply right.
After the announcement of countermeasures, when additional shares are secured through equity fluctuations and multi-family construction, priority supply rights will not be granted, and even if a large number of one building and one lot are shared, only one priority supply right will be allowed.
In addition, the priority supply right is limited until the registration of the transfer of ownership, and the person subject to the priority supply (those belonging to the household) cannot pre-sale of members of the overheated district priority supply and maintenance project within 5 years from the date of the priority supply contract.
In addition, the projected area is designated as a land transaction permission zone, restricting the purchase of real estate for purposes of actual residence and management, and strengthening the actual transaction planning survey and on-site inspection for speculative demand such as abnormal transactions in the projected area and nearby areas. do.
Regions that the industry and local governments are referring to as planned projects will be reinforced to check price trends, and if unrest or abnormal symptoms are found, they are excluded from the project or the (planned) district designation is discontinued.
In particular, if the recent transaction price or transaction volume increases by 10-20% from the previous year, it is expected to be excluded from the target area, and the area desired to participate in the late announcement policy such as public redevelopment is also excluded from the project selection when observing the price increase.
In addition, when signs of anxiety are detected in the above measures, or when overheating spreads, more intense market stabilization measures are immediately prepared through consultations with related ministries.
6) The proposed development model has a structure that is more advantageous to members and landlords than existing projects.
① We guarantee a return of 10%~30%p (example) higher than the expected rate of return when land owners are promoting their own projects.
② Land owners are given a variety of benefits such as greatly eased urban and building regulations, exemption from mandatory residence for two years for reconstruction, non-imposition of excess profits for reconstruction, and non-taxation of transfer tax upon payment in kind.
③ We double the business speed and business feasibility through prompt licensing and bold incentives. Existing maintenance projects that take an average of 13 years or more will be shortened to within 5 years through public direct implementation maintenance projects.
④ After transferring ownership of existing assets to a public company and receiving priority supply rights, a prepayment method in kind, in which the public company bears all business risks, is introduced.
⑤ In addition, the public will prepare customized support measures for landowners, tenants and small merchants with insufficient burden capacity.
All procedures begin only when residents wish, and the method of drawing and accepting business boundaries without public consultation is not applied.
7) New markets and business opportunities are also created for private companies.
Unlike previous public-led projects, various private participation plans are being prepared for this measure.
Starting from the stage where a private company participates in simple design and construction, some projects (city center public housing complex project & small-scale maintenance) also promote a method of joint implementation through direct equity participation or burden of project costs by private companies.
In particular, small-scale housing maintenance management areas to revitalize small-scale redevelopment of newly introduced station areas and semi-industrial areas, and maintenance of new and built mixed areas are implemented on the principle of private independent projects, and active private participation is expected in the future. It is a field.
8) The government is pursuing this countermeasure with a strict mindset of making a promise with the people.
As soon as possible, various untact briefing sessions will be prepared for unions, developers, construction companies, local governments, residents, etc., and candidates for discovery will be disclosed as soon as the preparation is completed.
The integrated support center, which is currently in charge of public redevelopment and public reconstruction, will be expanded to prepare to receive consulting and business reception for various projects announced in this measure.
In addition, in order to secure the ability to implement countermeasures, we work closely with the National Assembly to ensure that relevant laws such as the Urban Improvement Act, Public Housing Act, and Small Housing Improvement Act can be enacted immediately, and with agencies related to housing supply such as local governments, public institutions, and private businesses A strong promotion system, such as the establishment of a regular cooperation system and the establishment of a department in charge of projects within the government and public institutions, will also be established quickly.
8) The government’s commitment to early stabilization of the housing market is firm.
The government will continue to preemptively implement necessary market stabilization measures in line with changes in the macroeconomic and housing market conditions, while firmly maintaining the existing policy stance to establish end-user-centered housing market order, such as regulation of loans and tax regulations.
Housing is a commodity that requires a long-term investment decision, with an average holding period of about 10 years, so it is expected to continue supply at a record high, mid- to long-term interest rates rise, the share of household loans that have reached a limit, and the recent surge in house prices. It is necessary to consider the risk of housing market fluctuations, such as the HAI index, which is close to.
From this point of view, I am confident that the supply of the 3rd new town, which will begin in earnest starting with the pre-subscription in July of this year, and the supply of quality housing in the city center according to this measure will be a good opportunity for homeless households to build their own house at an affordable price. .
The government will continue to concentrate all its capabilities so that the dream of establishing a home can be realized at an early stage.
Citizens urged them to promote them at the level of the citizens so that the problem of rapid settlement and disparity could be resolved.
Author: ENB Education News Broadcasting (Bae Seong-tae)
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