아파트 리모델링: 장점과 과제에 대한 이해

### 서울시 아파트 리모델링의 미래: 재건축 대 리모델링
* 🏙 2025년에는 서울 아파트의 **3분의 1이 30년 이상 경과**해 재건축 대상에 해당하고, **2030년에는 서울시 아파트의 절반이 재건축 대상**에 해당할 것으로 예상됩니다.
* 🏗 재건축은 주택 공급 및 공공 공간 증가와 같은 사회적 이익을 위해 **건물을 허물고 다시 짓는 반면**, 리모델링은 구조는 유지하되 **내부를 크게 업그레이드**하는 것입니다.
* 💰 리모델링은 유닛 증가와 수익성이 제한적이기 때문에 더 어렵고, 많은 주택 소유주와 건설 회사는 **현대화 잠재력과 높은 수익률**을 위해 재건축을 선호합니다.
* 🔍 리모델링의 가장 큰 장점은 **생활 공간과 편의시설을 크게 늘려 삶의 질과 시장 가치를 향상**시킬 수 있다는 점입니다.
* 🏢 잠재적인 이점에도 불구하고 주택 소유자와 건설 회사가 재건축을 선택하는 경우가 많기 때문에 **리모델링 프로젝트가 완료된 사례는 거의 없습니다.**
* 🛠 리모델링 과정에는 기존 틀 안에서 신중한 철거와 재건축이 필요하며, **매력적인 외관과 레이아웃을 유지**해야 하는 어려움이 있습니다.
* 🏗 리모델링과 재건축 사이의 결정은 종종 아파트 거주자들 사이에서 파벌 싸움으로 이어지며, 일부는 **편의성과 비용 때문에 리모델링**을 선호하는 반면 다른 일부는 **더 현대적인 결과를 위해 재건축**을 선택합니다.
* 🔮 리모델링 아파트의 예비 구매자는 **세대수 증가, 분담금, 관련 건설사, 잠재적 시장 가치 변동** 등의 요소를 신중하게 고려하는 것이 좋습니다.

아파트 리모델링은 재건축에 비해 사회적 혜택이 제한적이기 때문에 주택 소유주에게 매력적이지 않은 옵션입니다.

I would like to talk about apartment remodeling. If you are interested in remodeling apartments, I hope you will watch until the end. Nowadays, the number of apartments being remodeled is rapidly increasing. Many people think that remodeling an apartment just means changing the interior, but that's not the case. While it is similar to reconstruction, it is also quite different. Reconstruction involves completely tearing down and rebuilding, whereas remodeling keeps the structure, the framework, intact while completely demolishing the rest and then adding back the muscle and flesh. When reconstruction takes place, there are social benefits. First, it is mandatory to include rental housing. Second, part of the land must be donated, which is usually turned into a park. This allows the residents nearby to benefit as well. Third, and most importantly, the number of units increases.

If the number of households increases, it means that the supply will also increase, which can play a stabilizing role for rental and sales prices, making it a good situation overall. From a societal perspective and for landlords, everyone benefits because if they just pay the shared costs, they can live in a brand-new apartment. However, what about remodeling? It doesn't really help society much outside of the landlords. In fact, it can lead to fluctuations in rental and monthly prices because residents have to relocate during the construction. While the number of households is supposed to increase, it only increases very slightly. In some cases, it may not increase at all. If that's the case, why not just go for reconstruction instead of remodeling? The reason is that the floor area ratio is already maximized. Since the legally defined usage of that land has almost been fully utilized, reconstruction is not possible. Therefore, they have no choice but to opt for remodeling as an alternative. Reconstruction is generally...

You can have several hundred to several thousand units available for sale. This means that when there is a new sale, the people who win the lottery receive money. The fact that many people receive this money indicates that the business potential is good. However, with remodeling, the number of units available for sale is usually less than 100. At most, there might be around 100 to 200 units. This implies that there are fewer people who win the lottery, which means less money is received, and consequently, the business potential decreases.

The reason I am discussing reconstruction and remodeling is that it is essential to have a basic understanding of these two concepts. By 2025, one-third of the apartments in Seoul will be over 30 years old and eligible for reconstruction. By 2030, half of the apartments in Seoul will be over 30 years old. Therefore, by 2030, you will see banners everywhere announcing reconstruction or remodeling projects.

It can be confusing for us to differentiate between what is real and what is fake. That's why I am explaining this. In fact, if you visit apartments in Bundang or Ilsan that are 30 years old, you will find that they are quite livable. However, people always compare. They visit newly built apartments in Gaepo-dong and see how well they are done, with swimming pools and breakfast services. They wonder why we don't have those amenities and engage in self-deprecation, saying that despite living in decent places, we feel like we are in a refugee camp or a detention center. This leads to an increasing desire for new apartments. 

Returning to remodeling, one might question the business viability, wondering if rebuilding would result in the same appearance as the original apartments, with little change. So, what is the advantage? Regardless of the amount of the shared cost, there are certainly benefits.

There are things without underground parking, or places that do have underground parking but are not connected to the elevator. We can solve all of these issues by digging the underground parking much deeper and connecting everything with elevators. This is possible. Additionally, corridor-style apartments can be transformed into stair-style ones. Importantly, we can make the demolished areas larger to increase the floor space. If I have a 24-pyeong apartment, there is a possibility of living in one that is 28 pyeong. This essentially turns it into a new apartment. The interior can be completely renovated, and a home that originally had two rooms can become three, and a home that had one bathroom can have two. This significantly improves the quality of life, which in turn increases the market value. Moreover, one of the advantages of remodeling is that it requires far fewer steps compared to reconstruction. Reconstruction conditions are met only after 30 years.

Remodeling has been around since 2015. The safety inspection standards and the obstacles that need to be overcome in reconstruction are fewer in number and significantly less difficult. However, there are drawbacks. The part I want to discuss in this video starts here. While remodeling is indeed very appealing, there are very few completed projects. The reason for this is that homeowners prefer reconstruction, and construction companies also favor reconstruction. When everything is torn down and rebuilt, it results in a more modern-looking apartment. In contrast, remodeled apartments do not change much in terms of important factors like layout and number of floors, making it hard to feel like they are truly new apartments. Furthermore, construction companies do not prefer remodeling for another reason: it is less profitable, and the returns are smaller.

However, while the amount of food consumed is small, the work involved may be even greater than in reconstruction. In reconstruction, when demolishing, everything just collapses completely, but in remodeling, we leave the framework and carefully remove parts little by little. Additionally, for underground parking, we have to leave the framework and excavate cautiously as if we were doing tunnel construction, all while performing the foundational work. When we rebuild, we have to construct according to this framework, which presents many challenging aspects. Furthermore, the end result must look somewhat appealing, similar to a reconstruction, but since the height of the apartments and the number of units are limited, it becomes quite a headache. As a result, a debate arises among homeowners regarding the pros and cons of remodeling. If it’s going to be built similarly anyway, they wonder if they should just live with it.

Why are we going through all this trouble to move? Let's just live here. Still, the size of the living space is increasing, and a community is being formed, plus an underground parking lot is being created, which enhances the quality of life. So, we have three factions: one that wants to remodel, one that is willing to pay a bit more for shared expenses, and one that wants to pursue reconstruction. A good example of this is in Dogok-dong, where there is the Dogok Shin Apartment built in the 1970s. How has that apartment changed? The remodeling faction and the reconstruction faction have completely split. The remodeled apartment has become Dogok Ssangyong Yega, while the reconstructed apartment has been reborn as Hanla Bivaldi. It's interesting that these two complexes were originally the same apartment. Remodeling can be very effective, but transforming into a new apartment through reconstruction is just as challenging. As a result, this issue might remain just a topic of discussion.

When you visit an apartment, you often see banners hung up by the construction company, proclaiming that they will do their best for the members of the association with luxurious construction. This can really uplift your spirits. And when outsiders come in, they might think, Wow, there's something special here, leading to some misconceptions. However, the selection of the construction company is actually a very early stage in the overall timeline. There are quite a few places where the construction company has been selected, but then nothing happens afterward. In fact, this is expected to increase in the future. So, when you are looking to purchase an apartment that will undergo remodeling, here are some points to check: First, you need to confirm whether the number of units is increasing and simultaneously how many square meters the existing apartments are increasing by. Second, you should check how much the additional contributions will be. After paying the contributions and moving in, you might find that the market price is higher than the sum of the original purchase price and the contributions.

It should be higher, but rather it seems better. If that's the case, it can be quite frustrating. So, you really need to pay attention to this part. If the shared cost in real estate is 150 million won, we should conservatively think of it as 200 million or 250 million won. The third point is whether the apartment number needs to remain the same or if it can be changed. You need to find this out because remodeling has a high probability of retaining the original layout, so you should choose the budget and apartment number carefully from the beginning. The fourth point is to look at which construction companies are involved. This is important because if only minor construction companies' banners are up, it means the project lacks appeal and there are no major players involved. This indicates that even with remodeling, there will be less influence or branding potential. The fifth point is that the remodeling project could end up being just an issue.

It means that issues are continuously being created. There is a theme suggesting that it will become a new apartment, aimed at driving up the market price. In a way, it's about hope. Therefore, you must confirm that this can become stagnant and may not lead anywhere. The sixth point is about money. After paying the shared costs, there may be nothing left, and despite going through all these difficulties, the market price may not differ much from surrounding apartments. That's why I always say that real estate ultimately comes down to land value. This land value must increase for the apartment to gain synergy when it becomes new. Therefore, the remodeling issue should be viewed as a bonus game in the distant future. You should never think that the remodeling of this apartment will definitely happen and that it will improve. If you think like that, you should not proceed. So, consider the apartments that will be remodeled as just a bonus game.

I hope you consider whether this location is good or bad. Today's content was quite extensive and complicated, so if you didn't understand it, I suggest taking a five-minute break to clear your mind. After that, come back and listen again while taking notes. Writing things down tends to help with memory retention and gives you a chance to think for yourself. If you have any questions about this apartment or location, please leave a comment. If there are topics that resonate with many people, I will select them and provide answers in a video. Thank you.

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[문의] hkssong1@naver.com


작가 송희구

아파트 리모델링이 증가하고 있지만 기존 구조를 그대로 유지한다는 점에서 재건축과는 차이가 있습니다.

재건축은 임대주택 증가, 공공 토지 기부채납과 같은 사회적 혜택을 제공하는 반면, 리모델링은 지역사회에 미치는 영향이 적고 거주자에게 가격 변동을 초래할 수 있습니다.

분양 가능한 유닛 수가 제한되어 있는 리모델링은 재건축에 비해 사업성이 떨어지기 때문에 집주인 입장에서는 수익성이 낮은 옵션입니다.

진짜와 가짜 아파트 구별하기의 어려움

분당과 일산의 아파트는 지은 지 30년이 지났음에도 불구하고 여전히 살기 좋은데, 사람들은 개포동의 고급스러운 신축 아파트와 비교하며 새 아파트에 대한 열망으로 이어집니다.

리모델링은 지하 주차장을 더 깊게 만들고, 평수를 늘리고, 내부를 리모델링하는 등의 장점이 있지만 재건축을 선호하는 집주인과 건설사 때문에 완공된 사례가 적습니다.

리모델링은 건설사 입장에서는 수익성이 낮고 레이아웃이나 층수와 같은 중요한 요소를 크게 바꾸지 않기 때문에 진정한 새 아파트처럼 느껴지기는 어렵습니다.

리모델링과 재건축의 도전 과제

리모델링은 골조는 그대로 두고 조심스럽게 굴착하는 신중하고 노동 집약적인 작업이 필요한 반면, 재건축은 완전히 철거해야 합니다.

주택 소유주들은 리모델링을 원하는 사람, 분담금을 더 부담하려는 사람, 재건축을 추진하는 사람 등 세 가지 진영으로 나뉩니다.

도곡동 일대는 리모델링과 재건축을 통해 같은 아파트 단지가 두 개의 다른 주체로 나뉜 대표적인 사례입니다.

리모델링 아파트 구매 시 주요 고려 사항

아파트를 방문할 때 건설사의 현수막은 긍정적인 인상을 줄 수 있지만, 건설사 선택은 시작에 불과합니다.

기존 아파트의 가구 수와 평방 미터의 증가와 필요한 추가 부담금을 확인하는 것이 중요합니다.

시장 가격과 총 비용 사이의 잠재적 불일치에 주의를 기울이고 프로젝트에 참여하는 건설 회사의 중요성을 고려하세요.

부동산 및 아파트 리모델링의 복잡성

새 아파트가 시장 가격을 끌어올리는 등 부동산 관련 이슈가 지속적으로 발생하고 있습니다.

아파트의 시너지 효과와 리모델링 가능성에 있어 토지의 가치는 매우 중요하며, 이는 먼 미래의 보너스로 여겨야 합니다.

아파트 리모델링은 신중하게 접근하고 결정하기 전에 위치의 가치를 고려하는 것이 중요합니다.