[서울=뉴스핌] Reporter Kim Seong-su =’Heukseok District 2’in Dongjak-gu, which is evaluated as the largest among the eight Seoul public redevelopment pilot projects, has creaked around general pre-sale stores before starting the project.
The Redevelopment Promotion Committee of Heukseok District 2 demanded a pre-sale price of 80-85% of the price of the surrounding new apartments, but the project operator, the Seoul Housing and Urban Corporation (SH Corporation), showed difficulties.
The Committee insisted on the floor area ratio (the ratio of the total floor area of the building to the land area) of 600% and the highest number of floors 50 stories, but this also seems difficult as Heukseok 2 is regulated as an important landscape management area along the Han River.
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| [서울=뉴스핌] Reporter Seongsoo Kim = 2021.01.29 [email protected] |
◆ Promotion Committee “Sold in 80~85% of surrounding new construction” vs. SH Corporation “Permission not allowed”
According to the real estate industry on the 31st, Heukseok District 2, which was recently selected as a public redevelopment area, is showing a difference in time from public institutions in calculating the sale price. As it is directly connected to the profitability of the business, there are also stories that the union side can withdraw the public redevelopment itself.
In a call with Newspim, Lee Jin-sik, chairman of the redevelopment promotion committee of Heukseok District 2, said, “I have not given up on the public redevelopment project.”
Earlier, SH Corporation set the lower limit of general pre-sale prices in Heukseok District 2 at an average of 32 million won per 3.3㎡. The upper limit has not been set yet. An official from SH Corporation said, “The pre-sale price was not set at the lower limit level,” and said, “When reporting to Seoul City, the pre-sale price was set as the most conservative and set at 32 million won per 3.3㎡.”
However, this price is far below the expectations of the Promotion Committee. New apartments around Heukseok District 2 surged in the second half of last year, and prices exceeded 60 million to 70 million won per 3.3 square meter. Heukseok Hangang Centerville, which is adjacent to Heukseok District 2, has an area of 85 square meters, which was traded at 1.63 billion won in December last year. The average actual transaction price of this complex over the past month is 1.62.3 million won, which is 62.2 million won per 3.3 square meter.
In addition, 85 square meters dedicated to Acro Riverheim in Heukseok-dong were sold for 2,060 million won in December last year. The average actual transaction price in the last one month is 1.9667 million won (76.36 million won per 3.3 square meter). If 80% is applied to these market prices, the pre-sale price per 3.3m2 will be 49.76 million to 61.8 million won. If 85% of the market price is applied, 5287 million to 64.9 million won per 3.3㎡.
Chairman Lee said, “If you set the general sale price at 60% of the price of a new apartment in the vicinity, only the few people will benefit,” he said. “There are many residents in Heukseok 2 district who are difficult to afford.
However, SH Corporation evaluated that there is little possibility that the general pre-sale price will be decided for 80-85% of the surrounding new construction. The reason is that 32 million won per 3.3㎡ is more than 80% of the surrounding market price if construction is included in addition to the surrounding new construction.
An official from SH Corporation said, “With 80-85% of the new construction price, the sale will never be approved and the project will not proceed.” “It is advantageous for our construction to collect the project cost by receiving a high sale price, but in terms of price, we must find a compromise. “He said.
The Ministry of Land, Infrastructure and Transport believes that even if Heukseok District 2 is converted to private redevelopment and is subject to the pre-sale price limit, it is difficult to increase the pre-sale price significantly.
An official of the Ministry of Land, Infrastructure and Transport said, “If Heukseok District 2 is subject to the pre-sale price limit, we know that it will be sold at 32 million won per 3.3㎡.” It’s not an issue that can be addressed by the department.
As a result of requesting Kim Byung-ki, real house sales evaluation team leader, it is estimated that the price limit for sales in Heukseok District 2 is 37 million to 38 million won per 3.3㎡. This figure takes into account that new apartments in Seoul are usually sold at 30% cheaper than the surrounding market price. Applying the HUG’s high pre-sale management area screening criteria, it is estimated to be around 29.5 million to 30 million won per 3.3㎡.
◆ “Floor area ratio of 450%, different from government announcement” vs. “The 50th floor is worse in the residential environment”
The Heukseok District 2 Promotion Committee believes that the floor area ratio and the number of floors suggested by the government are not satisfactory. SH Corporation proposed a floor area ratio of 450% and the highest number of floors 40 in Heukseok District 2. The floor area ratio expected for Heukseok 2nd area is 600%, lower than the 50th floor.
Earlier, the Ministry of Land, Infrastructure and Transport announced that it would allow the floor area ratio of public redevelopment projects up to 1.2 times the statutory limit in the ‘8·4 supply plan’ last year and waive the pre-sale price limit system. According to the’National Land Use and Planning Act’ (National Territory Planning Act), the upper limit of the floor area ratio for residential areas is 500%.
Heukseok District 2 was expected to receive floor area ratio up to 600%, which is 1.2 times the legal upper limit of 500%. It is pointed out that the 450% proposed by SH Corporation is different from the content advertised by the government in the first place. However, SH Corporation explained that the floor area ratio of 450% is more comfortable in terms of the residential environment when considering the site area of Heukseok District 2 and the distance between dongs.
An official from SH Corporation said, “If the floor area ratio is increased to 500~600%, the distance between the dongs becomes narrower and the building becomes too dense, which deteriorates the residential environment.” Explained.
Seoul’s 50th floor is negative because of the skyline along the Han River. According to the Seoul Metropolitan Government, the height management principle set in the ‘2030 Urban Master Plan’ is applied to the skyline along the Han River. For example, due to the urban spatial structure, downtown and metropolitan centers (Yeouido, Yongsan, and some areas of Jamsil) should be built with 35 stories or less when constructing residential buildings.
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| [서울=뉴스핌] Reporter Seongsu Kim = Master Plan for Han Riverside Management [자료=서울시] 2021.01.29 [email protected] |
In addition, 99-3 Heukseok-dong, Dongjak-gu, Seoul, where Heukseok District 2 is located, is an important landscape management area along the Han River, and there are no tall buildings nearby. An important landscape management area means a place where it is necessary to preserve, manage, and form a landscape as a key point.
According to Article 28, Paragraph 1 of the Landscape Act, to build a building in an important landscape management area, it must undergo deliberation by the Landscape Committee, as prescribed by Presidential Decree.
Accordingly, it is unlikely that the committee will be able to fulfill the requirements of 600% floor area ratio and 50 floors.
An official from SH Corporation said, “The city of Seoul took two plans, 50 and 40 floors, as the highest number of floors in Heukseok District 2, but Seoul was negative about the 50 floors.” I will.”
“To increase the floor area ratio when the number of floors is limited to 40 floors, the only way to increase the floor area ratio is to increase the building-to-land ratio (the ratio of the floor area of the building to the site area). I thought this was optimal.”