Seoul's Jung-gu Revises 'Follow-Up Regulations' After Namsan Height Limits Eased... Hoehyeon-dong New Village Gains Momentum

Zoning Revision Study... Easing Due-North Sunlight Regulations

Seoul's Jung-gu is moving to revise the remaining floor area ratio and right-to-sunlight regulations following the easing of height restrictions around Namsan, while stepping up efforts to improve aging residential areas. After residents raised concerns that other regulations were preventing the easing of height restrictions from leading to actual construction, the district has begun explaining follow-up measures to them directly.

A scene from a briefing on urban policy issues in Hoehyeon-dong. Provided by Jung-gu.

Jung-gu, led by District Mayor Kim Gilseong, said on November 3 that it held a community briefing on urban policy issues in Hoehyeon-dong at the Hoehyeon-dong Community Service Center on October 29. Around 40 residents, including neighborhood and block leaders and representatives of local organizations, attended. Architects from the Jung-gu Architects Association also offered consultations tailored to the conditions of individual lots.

In June 2024, height restrictions around Namsan that had been in place for more than 30 years were eased, allowing buildings to be built higher. However, because floor area ratio limits remain unchanged for each zoning category, it is difficult to make full use of the increased allowable building height. Narrow alleys and a lack of parking spaces also remain challenges.

The district first explained the floor area ratio issue. To encourage the construction and improvement of small-scale buildings, the Seoul Metropolitan Government has temporarily raised the floor area ratio for Class 2 general residential areas from 200% to 250%, and for Class 3 areas from 250% to 300%, for three years, from May 2025 through May 2028. Separately, in April 2026, the district began a study to develop a plan for rezoning across all residential areas in Jung-gu, including Hoehyeon-dong, covering 5.73 square kilometers. It plans to draw up proposed adjustments by the first half of 2027 and discuss them with the Seoul Metropolitan Government.

Right-to-sunlight regulations are also being eased. In July 2025, taking into account the terrain around Namsan, where the southern side is higher and the northern side lower, the district allowed the due-south sunlight standard to be applied instead of the due-north standard when certain conditions are met. Starting November 12, the due-north sunlight standard will also be eased under a revised Building Act. A program to legalize certain buildings is also in effect, allowing residential buildings in violation of regulations to be used legally if they meet the required standards.

The Hoehyeon-dong New Village project to improve aging residential areas is also gaining momentum. With a total budget of 25.3 billion won, the project will expand parking, safety facilities and community amenities in areas densely packed with row houses and multi-family homes where full-scale redevelopment is difficult. Last month, an amendment to the Seoul Station Area Urban Regeneration Revitalization Plan reflecting the project details was finalized and publicly announced.

The district plans to build a public parking lot and community amenities on the sites of the Hoehyeon-dong Community Service Center and Hoehyeon Daycare Center, and to carry out road improvements and install intelligent CCTV cameras in stages. It is also pursuing plans to build an administrative complex on the site of the Hoehyeon-dong Community Service Center. After holding its first community briefing in Dasan-dong in September 2026, the district plans to hold one in Myeong-dong this month and expand the briefings to all neighborhoods in Jung-gu next year.

District Mayor Kim Gilseong said, "The easing of height restrictions around Namsan is the first step toward opening the way to improve the residential environment, which has long been constrained. We will continue to communicate with residents and steadily address follow-up issues, doing our utmost to bring about changes they can feel in their daily lives."

This content was produced with the assistance of AI translation services.