Public participation is now widely considered as a key element in urban regeneration. Corresponding to this tendency, Seoul city has actively adopted civic participation process to recent urban regeneration. The purpose of this study is to analyze the process of civic participation in urban regeneration projects in Seoul city and to ensure that the participation has been carried out at a substantive level. We take the two representative Seoul city’s public participation urban regeneration cases as ‘Seoulro 7017’ and the ‘Mapo Cultuetank’ project. Arnstein's < Ladder of Participation > was used to method for the assesment of public participation process in these Seoul city's project. The evaluation has confirmed that the city's urban regeneration project is belong to informing, consultation and placation as a degrees of tokenism. From the critical case analysis, this study further suggests how to enhance the public participation as a high substantive level in urban regeneration.