Janwi District 11 revives redevelopment push after 9-year hiatus

Project advancing as long-term public rental housing and trust-based development

"Goal to complete integrated review and select contractor by first half of next year"

The area covered by the Dolgoji and Sangwolgok Station transit-oriented redevelopment project. [Naver Street View]

Janwi District 11, the long-stalled Dolgoji and Sangwolgok Station transit-oriented redevelopment project, is picking up pace after its promotion committee filed for designation of a project operator.

According to industry sources, the Janwi District 11 Dolgoji Station Transit-Oriented Redevelopment Promotion Committee submitted a consent form — with a consent rate of 77 percent — to the Seongbuk-gu district office on Monday.

"We have completed the submission of consent forms to designate Daeshin Asset Trust as the project operator, with the consent rate exceeding 77 percent, including a land-area consent rate of 67.08 percent," the committee said, calling it "an achievement that demonstrates the stability of our district's redevelopment project to all parties."

Areas designated as regulated zones and speculative overheating districts face restrictions on the transfer of union membership status. Under a trust-based development structure, the date of the official project operator designation notice serves as the regulatory benchmark. After that date, exceptions allowing the transfer of union membership status apply — for instance, to a single-homeowner household that has held the property for at least 10 years and resided there for at least five years.

The zone, centered on 66-300 Janwi-dong, Seongbuk-gu, was designated part of the Janwi New Town in 2005 but includes areas that were dedesignated in 2017 following resident opposition. The Seoul Metropolitan Government upgraded the land-use classification for Janwi District 11 and officially designated it a redevelopment zone in May. The plan calls for a large-scale apartment complex of up to 45 stories and 2,617 units, with a floor-area ratio of 406.3 percent.

Prime Minister Han Seong-sook inspects a private redevelopment project site in Janwi-dong, Seongbuk-gu, Seoul, last month, accompanied by Seongbuk-gu District Mayor Lee Seung-ro (left) and Democratic Party of Korea lawmaker Kim Nam-geun. [Yonhap]

Janwi District 11 shifted from a conventional new-town scheme to a long-term public rental housing model to improve viability. Of the zone's total 74,050 square meters — previously classified as second-category general residential (up to seven stories) — 52,354 square meters have been rezoned to quasi-residential use, with the remainder upgraded to third-category general residential. By leveraging floor-area ratio incentives tied to expanded long-term public rental housing supply, the plan includes 790 rental units, while the increased overall volume is expected to allow nearly 1,000 units for general pre-sale.

"Once the project operator designation notice is issued around October, we plan to hold a residents' general meeting before the end of the year, complete the integrated review by May next year, and finalize contractor selection within the first half of next year," said Moon Ju-hee, chairperson of the promotion committee.

Meanwhile, nearly half of the 15 zones that once made up the Janwi New Town have already been transformed into new apartment complexes. The recently launched pre-sale of Janwi Prugio Mark One (District 10) drew 5,968 applications in the first and second subscription rounds, recording an average competition ratio of 11.7 to 1 and a peak of 81.17 to 1. At Janwi Xi Radiant (District 4), completed in February last year, an 84-square-meter unit set a record high of 1.65 billion won ($1.19 million) in May.

hope@heraldcorp.com