The place to watch for Nowon-gu reconstruction is 'near Eunhaeng Sageori'... Caution needed for undervalued areas in the metropolitan area

In a video covering real estate market trends and home ownership strategies, CEO Choi Yun-seong presented differentiated approaches based on regional characteristics and the stages of maintenance projects.

Holding high-priced apartments in the Gangnam area and the timing for selling Win-Win Rental Houses

Regarding apartments priced below 2.5 billion won within the Three Gangnam Districts and the Han River Belt, CEO Choi Yun-seong expressed the opinion that it is fine to hold such apartments without great concern, as the comprehensive real estate tax burden for that price range is not at a universal tax level. However, he explained that for elderly individuals with no income after retirement, the burden of the comprehensive real estate tax could affect their livelihood, so it may be necessary to consider selling or moving residences. He added the empirical view that people often regret selling Gangnam apartments.

In the case of the Win-Win Rental House system, he advised that the response should change depending on whether the system is abolished. If it is confirmed that the benefits will disappear, it would be correct to sell within this year considering the heavy taxation burden, but he recommended making a cautious judgment while watching the legislative process.

Nowon-gu reconstruction profitability and areas with increased floor area ratio

Regarding reconstruction in Nowon-gu, he pointed out that profitability may be low and contributions may be high due to high floor area ratios and a composition centered on small housing units. This is because the structure can lead to a heavy burden of contributions due to the small volume of general sales. The key to solving this is to increase the floor area ratio to reduce contributions, and he explained that it is necessary to pay attention to 'Special Planning Zones' where the floor area ratio can be increased to the level of semi-residential areas (up to 400%, etc.) according to the Seoul Metropolitan Government's district unit plan.

Specifically, areas near Madeul Station, Nowon Station, Hagye Station, and Eunhaeng Sageori Station fall into this category, and he mentioned that the areas near Nowon Station and near Eunhaeng Sageori, in particular, are likely to form high prices after reconstruction.

Undervalued areas in the metropolitan area and investment strategies by maintenance project stage

Regarding relatively slow-rising metropolitan areas such as Bucheon, Siheung, and Ansan, he advised that opportunities may arise in the future, but geographical conditions and supply plans must be closely examined. He explained that areas with many fields may rise due to the balloon effect when prices rise, but when prices fall, they may be the first to drop and recovery may be slow, making them high-difficulty areas where it is hard to catch the timing.

Regarding investment in maintenance projects (redevelopment/reconstruction), he suggested that areas in the 'association establishment' stage may be appropriate considering the current market situation. This is because it is a period when profitability is improving due to the rise in surrounding market prices. On the other hand, he emphasized that early-stage redevelopment has very high uncertainty, so sufficient study and a 'Plan B' to endure crisis situations are absolutely necessary. For small-scale investments, he added that it is worth looking into areas in Seongbuk-gu, Dongdaemun-gu, and Eunpyeong-gu where the project stage has progressed to some extent and can be approached with an actual investment amount in the 300 million to 500 million won range.