When we consider investing in redevelopment, the top priority should be Yongsan. Yongsan is known as a prime area for redevelopment, so anyone would think of it first. However, the Yongsan area already has many regions where redevelopment has progressed significantly, leaving very few areas available for profitable investment. Even in the early stages of redevelopment, there are almost no areas left that can yield profit. In many cases, there are regions where, even if I had a lot of money, I wouldn't be able to invest. For example, in the Hanam District 1, if you need 800 million, 900 million, or even 1 billion won, there are no properties available for investment, which makes it impossible to invest. Such situations are continuously occurring in renowned areas. However, today I will point out the areas around Gyeongridan-gil and Itaewon, where rapid redevelopment zones are being promoted.

This is the part about making an investment. Please take a look at the unique features of this area and assess whether it is a good place for you to invest or if it meets your desired location criteria. 

First, the rapid integration promotion zone is currently being implemented in the area. On the map, you can see the candidate zone for rapid development, and the current agreement rate is about 40%. When the Hannam New Town is completed, this area will likely be in a position to directly benefit from the market price of Hannam New Town. 

Furthermore, it is the last remaining redevelopment investment zone where you can enjoy the development benefits of the National Park. In addition, there is currently a construction site for the Parkside Hotel Apartments in the vicinity, with sales prices exceeding 100 million won. Therefore, the success of the Parkside Hotel's sales is expected to significantly influence the sales prices in this area.

Even if it exceeds 100 million, I believe that the development potential of the National Park holds enough value, making it possible for the sales to be fully completed. This area, Hanam New Town and the National Park, is a region that can benefit from the development potential. Currently, about 40% of the consent process has been completed, so the redevelopment is steadily progressing. This area has a very good location and there are many development potentials around it. However, many people express concerns about this area due to its high altitude, saying that the business viability is low because it is entirely elevated. But if we assess the business viability solely based on how much the number of units increases compared to the existing number of units, then it would indeed be unwise to invest in this area since the increase in units is not substantial compared to the existing units.

It's important to assess how much the number of units will increase compared to the existing ones. However, I believe the most crucial factor in determining the project's viability is whether the value of the newly built apartments, even if I have to pay additional contributions, increases several times compared to the investment I made. For example, the Hyundai Apartments in Gujeong-dong are undergoing reconstruction. In the case of the existing Hyundai Apartments, I don't think it matters how much the number of units will increase compared to the existing ones. However, people living in that area believe that even if they invest over 1 billion won, the value of the newly constructed apartments will exceed 10 billion won, which is why they consider the reconstruction project to be viable. Therefore, when assessing the feasibility of redevelopment, while the increase in the number of units is important, it's also crucial to consider how much the price of the apartments will be once they are built.

형성하는지 하는지도 상당히 중요하다. 그래서 첫 번째 재개발할 때 가장 중요한 것은 입지다. 이것을 가장 중요하게 강조하는 것입니다. 우선 최근에 신속 통합 후보지로 선정된 지역이 있잖아요. 동호원 1구역도 이태원동 일대와 비슷한 높이의 건물을 가지고 있습니다. 그렇지만 그 일대에 동의율이 올라가고 신속 통합 후보지로 선정이 되면서 부동산 가격이 얼마큼 올라갔는지 한번 살펴보실 필요가 있고요. 바로 남쪽 하단부에 위치하고 있는 한남 1구역도 원래 여기는 상권이 발달되어 있기 때문에 정비 구역까지 해제됐던 지역입니다. 이런 지역이 반대하는 사람들, 즉 반대하는 구역들을 제외하고 동의율이 점점 올라가면서 가격이 상승된 부분을 확인할 수가 있었는데요. 예를 들어서 동의율이 50%대, 즉 재개발 동의율이 굉장히 낮았을 때는 5억, 6억 대도 할 수 있는.

There were many properties available, but as the agreement rate surpassed 70%, the application for rapid development sites began. Recently, the amounts traded were around 800 million to over 900 million. However, due to the lack of available properties, we are now in a situation where we cannot invest. Areas like Yongsan and those around the National Park have seen an increase in the agreement rate, and even if redevelopment stages are not progressing, banners are being hung, and as the agreement rate rises, the value of real estate in these areas inevitably increases. 

Currently, in Itaewon, the number of households is around 700 to 750, and the expected number of households is about 1,300 to 1,400. Therefore, as the number of households increases beyond a certain level, there is a sufficient possibility for redevelopment to proceed in this area.

The value of real estate is quite significant, so I believe it should be a region that is prioritized for redevelopment investment. When considering just the location, the locational value of Itaewon is much better than that of Donghoam-dong. If we look solely at the locational value, the area around Dongam-dong is a recent candidate for rapid development. The area is Dongho 1, and it has recently been applied for as a rapid development candidate site. This will be the third district, and when we compare the geographical and locational value of Dongam-dong and Itaewon-dong, Itaewon clearly has a superior locational value. This is because the road provides direct access to Gangnam, which is highly advantageous. To access the main road from Dongho 1, one must go through this area, making Itaewon’s locational characteristics much better.

So, if the consent rate in the area increases, it is inevitable that this area will have a higher value than before. The second area I would like to discuss regarding redevelopment real estate insights is Hyochang-dong. If you look at the map of Hyochang-dong, on the left side, there is the Sunchang Park station area, and on the right side, there is the Won-yu-ro 1-ga station area. Above, there is the area of Cheongpa-dong 3-ga, which is progressing as a multi-family town. Therefore, this is now the last area that remains with no redevelopment movement in Yongsan. At this time, the aging road for redevelopment is being met. Although the multi-family town meets the aging criteria, currently there is no movement for redevelopment, so it is possible to invest at the lowest prices. In the early 200 million won range, there are good properties that can be found in the 100 million won range.

Yongsan is the last remaining area where you can invest in the low 200 million to high 100 million range. There are discussions about the establishment of a promotion committee. If the promotion committee opens and banners are put up to collect consent for the Moa Town, the current investment amounts in the low 200 million range will quickly rise to the mid to high 200 million range. Therefore, I recommend making a decision promptly regarding these areas. However, it's important to understand that the process may take some time, so you should invest with that in mind. I would suggest investing with a small amount for the long term. If younger individuals want to secure a position in the Yongsan area, investing in the Hyocheong-dong area could also be a good option. Additionally, there are new villas gradually being constructed in the Hyocheong-dong area, which means that you can benefit from the measures announced on January 10th.

Due to the decrease in the number of housing units, there are newly built villas that can avoid the mid-range housing market. These villas are priced between 500 million to 550 million won. Additionally, the area is convenient for transportation, so rental prices range from 250 million to 270 million won. Therefore, the actual investment amounts are typically between 200 million to 220 million won. There aren't many areas in Yongsan where you can invest with this amount. Currently, the last remaining small investment opportunity in Yongsan seems to be in Hyochang-dong. Compared to other regions where you might invest in the mid to high 200 million won range, investing in Yongsan, a familiar area, is likely to be the best choice.

This area is located directly across from the main vehicle entrance of the International Business District, making its location highly valuable due to its position at the intersection of the vehicle entrance. It is also the area that benefits most directly from the development prospects of the International Business District. When the detailed development plan for the International Business District was announced, this was one of the first areas to take action. However, there are currently not many properties available for investment in Won-yu-ro 3-ga. Additionally, there are almost no properties in areas that are actively promoting transit-oriented development. In the upper section, where rapid integration is taking place, there are only one or two properties available in Zone 1, while Zone 2 has a few more. However, as many are aware, due to cultural heritage restrictions, the business potential in Zone 2 is not very high, which makes investors somewhat hesitant about this area. Therefore, if I want to invest in Won-yu-ro 3-ga...

How should I invest? Many people suggest investing in villas to switch to apartments, but there are not many properties available for investment, and the investment amount is around 400 million won or more. So, if I want to invest with a smaller amount, what should I do? Then, I need to find a niche, right? I believe that I should explore how to obtain apartment membership rights or find other investment methods. The first method could be investing in commercial properties. When taking out a loan of around 100 million won, there is a way to invest in properties on Wonhyo-ro for around 150 million won. Secondly, if considering villas, investing in officetels could also be a viable option. In the case of officetels, it is important to select a district, including those along main roads, to ensure that they are in areas with revitalization and redevelopment projects.

Therefore, you should invest in an officetel and acquire it. Since the proportion of total owners occupying the officetel is high, it cannot be ignored. Most people who own officetels will likely seek apartment relocation rights. Thus, when redevelopment occurs, the possibility of obtaining apartment relocation rights is significantly high. Furthermore, those who own offices will also receive a favorable evaluation of asset value. We do not simply evaluate based on shares, but when discussing shares, the value of two or three pyeong in the front is higher than that of five or six pyeong in a general residential area. Additionally, the asset value assessment of larger buildings like officetels is much higher than that of typical multi-unit residences.

Investing in real estate, particularly in the areas undergoing revitalization, can be one of the best opportunities for investing in oil at a price of three. Especially in regions where revitalization is in progress, the number of housing units is expected to double compared to the existing units. The locational value is also significant, as it is situated right next to international business districts. Therefore, whether you acquire an apartment, an office space, or a commercial property, I believe that any real estate you hold will be a great investment in ten years.

Regarding redevelopment insights, the area where the most redevelopment is taking place in Seoul is Yongsan District. It is home to significant development projects, such as the National Park, making it a focal point for large-scale redevelopment. When these two major projects are completed in ten years, it is highly likely that Yongsan will surpass Gangnam in terms of value. Thus, when it comes to redevelopment investment, the first priority should be Yongsan.

There are many people who want to invest, quite a lot actually. It's not just those in Seoul, but also those in other regions and even abroad who are inquiring about investing in Yongsan. Yongsan is a desirable area for everyone, but there are also many who feel that their investment funds are insufficient for investing in Yongsan. However, I would like to say this: if you feel that your investment capital is lacking, you need to find ways to invest within that limitation. Understanding how much benefit investing in raw materials can bring is crucial. If you know one or two more things than others, the risks actually become manageable. I believe that those who study, gain experience, and seek advice on redevelopment can make good investments. If you have any questions about these matters, feel free to reach out anytime.

If you contact me, I will provide a detailed consultation. Thank you.

갈아타기 고민 끝! 용산 지역별 소액투자 지역별 총정리

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