Small-Scale Reconstruction & Street Housing Improvement Contribution Calculator helps model Korea-related development, construction, redevelopment, conversion, or project-cost assumptions in English.
Load a street-housing or small-reconstruction example to review the model.
A pass is a preliminary numeric screen, not a legal eligibility determination.
An exception does not apply from area alone; every additional statutory condition must be met.
Enter the association’s estimated rate or derive one from consistently scoped project figures.
Prefer an association estimate prepared for the same date and project scope.
Enter a separate budget for moving, temporary housing, options, legal work, and similar items.
Add simple interest and a contingency reserve for a conservative cash-planning view.
The adverse case combines a 10-point rate decline with this price increase.
Base contribution
KRW 182,500,000
Applied rate
105%
Estimated right value
KRW 367,500,000
Balance after payments
KRW 157,500,000
This compares only selected quantitative rules under Korea’s Act on Special Cases Concerning Unoccupied House or Small-Scale Housing Redevelopment.
Project area
8,500㎡ · less than 10,000㎡
Old or substandard building ratio
65% · at least 60%
Existing housing count
35 units · 12 detached · At least 20 homes in total, or at least 10 detached homes
Owner or unit-owner consent
78% · at least 75%
Land-area owner consent
70% · at least 66.7%
Building-level majority consent
Yes · Required
Total planning burden equals the post-payment contribution balance, other personal costs, contingency, and estimated simple interest.
Contribution decrease per +1 rate point
KRW 3,500,000
Break-even proportional rate
157.14%
These cases are decision sensitivities, not association forecasts.
| Case | Rate | Member price | Right value | Base contribution | Planning burden |
|---|---|---|---|---|---|
| Favorable | 115% | KRW 550,000,000 | KRW 402,500,000 | KRW 147,500,000 | KRW 153,018,750 |
| ★ Base | 105% | KRW 550,000,000 | KRW 367,500,000 | KRW 182,500,000 | KRW 193,881,250 |
| Adverse | 95% | KRW 605,000,000 | KRW 332,500,000 | KRW 272,500,000 | KRW 298,956,250 |
This calculator combines a preliminary statutory screen with a member contribution estimate for two Korean project types: street housing improvement and small-scale reconstruction.
It first compares the entered area, old-building ratio, housing count, and consent ratios with selected quantitative rules effective July 1, 2026.
It then estimates the member’s right value, base contribution, remaining balance, contingency reserve, and simple financing interest in Korean won.
The legal screen is based on Korea’s Act on Special Cases Concerning Unoccupied House or Small-Scale Housing Redevelopment and its Enforcement Decree.
It does not screen autonomous housing improvement, small-scale redevelopment, or ordinary redevelopment and reconstruction under the Urban Improvement Act.
A reconstruction levy, if separately applicable, is not the same item as the association member contribution estimated here.
The following summary reflects selected rules in Articles 2 and 23 of the Act and Article 3 of the Enforcement Decree.
Korean eligibility also depends on roads, street-block geometry, ownership, building-level consent, local ordinances, and official designations that a numeric web form cannot determine.
| Item | Street housing improvement | Small-scale reconstruction |
|---|---|---|
| Project area | Normally under 10,000 m² | Under 10,000 m² |
| Old or substandard buildings | Normally at least 60%, or 50% in specified areas | Normally at least 60%, or 50% in specified areas |
| Existing housing | 10 detached homes, 20 multi-unit homes, or a mixed-site rule | Fewer than 200 units |
| Owner consent | At least 75% | At least 70% |
| Land-area consent | At least two thirds | At least 70% |
Depending on the statutory route, an ordinance ceiling under 13,000 m², a public-route ceiling under 20,000 m², or a management-area ceiling under 40,000 m² may be relevant.
These figures are not automatic permissions because additional public-participation, designation, and review conditions must also be satisfied.
A mixed street-housing site normally needs at least 20 homes in total.
If it has at least 10 detached homes, the decree can treat the count as 20 even when the actual combined count is lower.
Estimated project profit = total estimated revenue − total project cost
Proportional rate = estimated project profit ÷ total prior assets × 100
Estimated right value = individual prior asset × proportional rate ÷ 100
Korean law does not impose one fixed proportional rate for every project.
The estimate changes with general-sale revenue, retained-property revenue, construction cost, financing cost, and appraisal scope.
Use figures from the same association document, valuation date, unit, and project boundary whenever possible.
Base contribution = member allotment price − estimated right value
Balance = base contribution − contribution already paid
Total planning burden = balance + other personal costs + contingency + simple interest
A negative base contribution indicates a possible refund direction only.
The approved management-disposition plan, association resolutions, and final project settlement determine whether, when, and how much is actually refunded.
The financing estimate uses simple interest and does not model staged drawdowns, repayment timing, guarantee fees, or compound interest.
Assume an individual prior-asset appraisal of KRW 350,000,000, a proportional rate of 105%, and a member allotment price of KRW 550,000,000.
The estimated right value is KRW 367,500,000 and the base contribution is KRW 182,500,000.
If KRW 25,000,000 has already been paid, the remaining base balance is KRW 157,500,000.
| Result | Amount | Interpretation |
|---|---|---|
| Right value | KRW 367,500,000 | Prior asset multiplied by 105% |
| Base contribution | KRW 182,500,000 | Member price less right value |
| Balance after payment | KRW 157,500,000 | After KRW 25,000,000 already paid |
| Impact per rate point | KRW 3,500,000 | Contribution reduction for a one-point rate increase |
With a 10% contingency, 50% financing share, annual simple interest of 4.5% for three years, and KRW 10,000,000 of other personal costs, the total planning burden is approximately KRW 193,881,250.
This is a cash-planning benchmark rather than an association payment schedule.
Official records, notices, appraisal reports, and association resolutions are normally controlling in Korean.
This English page uses explanatory translations and all money inputs are Korean won, not converted foreign currency.
A qualified Korean lawyer, appraiser, tax adviser, or licensed broker should review transaction-specific documents.
Confirm the project boundary, street-block status, road widths, planned roads, local ordinance, and every condition supporting any area exception.
Reconcile owner counts, land-area shares, co-ownership treatment, building-level majorities, and non-condominium owner consents with title records.
Review general-sale units and prices, retained-property revenue, construction contract, financing, design, supervision, contingencies, and taxes.
Trace the individual appraisal, proposed allotment value, prior payments, payment dates, and calculation basis into the latest statutory notice and plan.
No.
The rate is one project-feasibility indicator and must be read together with the member price, project duration, financing cost, individual appraisal, and reliability of the underlying revenue assumptions.
Not necessarily because a local-ordinance, public, or management-area route may exist.
The higher ceiling applies only when all route-specific statutory conditions are met and confirmed by the competent authority.
The decree uses fewer than 200 existing units.
A site with exactly 200 units therefore fails this selected numeric condition in the calculator.
No.
It only means that the entered right value exceeds the entered member allotment price before final settlement.
The approved plan and final accounts control the actual result.
No.
Acquisition tax depends on a separate tax analysis, and any reconstruction levy must be evaluated separately from the member contribution shown here.
Start with the latest owner-specific estimate and appraisal, then change the proportional rate, member price, contingency, and financing assumptions.
A decision is more resilient when the household can fund the adverse case as well as the base case.