용산 및 주변 지역 재개발 투자 기회

### 용산 및 주변 지역 재개발 투자를 위한 핵심 인사이트
* 🏗 용산은 입지가 뛰어나고 현재 진행 중인 프로젝트가 많아 **재개발 투자의 최우선 순위**로 꼽히지만, 이미 포화 상태인 지역이 많아 **수익 창출 기회가 제한적**입니다.
* 💰 하남 1지구와 같은 지역에서는 **높은 투자 요건(8억~10억 원)**으로 인해 투자 가능한 부동산을 찾기가 거의 불가능합니다.
* 🌳 경리단길과 이태원 일대는 **약 40%의 동의율**을 보이며 신흥 재개발 급부상 지역으로 주목받고 있으며, **한남뉴타운 완공에 따른 수혜**가 기대되는 지역입니다.
* 🏨 인근 파크사이드 호텔 아파트는 **분양가가 1억원이 넘는 등 국립공원 지역의 개발 잠재력**을 보여주며 지역 부동산 가치에 긍정적인 영향을 미칠 것으로 기대됩니다.
* 📈 높은 입지가 사업성에 영향을 미칠 수 있다는 우려에도 불구하고 진정한 투자 성공의 척도는 **기존 아파트 대비 신축 아파트의 잠재적 가치 상승**에 있습니다.
* 📊 이태원의 경우 현재 약 **700~750가구인 가구 수가 1,300~1,400가구**로 늘어날 것으로 예상되어 재개발 가능성이 높고 부동산 가치도 크게 상승할 것으로 전망됩니다.
* 🚧 효창동은 재개발이 진행되지 않은 마지막 남은 지역으로 **저렴한 가격(2억원 내외)**로 특별한 투자 기회를 제공하고 있지만, 개발이 진행됨에 따라 가치 상승이 기대되는 지역입니다.
* 📞 용산 투자에 관심이 있다면 **높은 진입 비용에도 불구하고 여전히 높은 인기를 누리고 있는 용산 지역의 시장 역학**을 이해하고 조언을 구하는 것이 어려움을 헤쳐나가는 데 도움이 될 수 있습니다.

용산은 성장 잠재력이 커서 재개발 투자 우선순위 1순위로 꼽히는 곳입니다.

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

정헌정의 부동산 인사이트

재개발 투자: 용산 및 주변 지역에 집중하기

용산은 대표적인 재개발 지역이지만 많은 지역에서 재개발이 진행되어 수익성 있는 투자 기회가 부족합니다.

경리단길과 이태원 지역은 현재 40%의 동의율을 보이며 빠르게 재개발이 추진되고 있고, 인근 한남뉴타운의 수혜를 받을 수 있는 잠재력이 있습니다.

하남 뉴타운과 국립공원 지역은 마지막 남은 재개발 투자 지역으로 파크사이드 호텔 아파트 건설 현장이 지역 내 분양가에 영향을 미칠 가능성이 있습니다.

재개발 성공의 핵심 요소는 입지이며, 동호1구역과 이태원 같은 지역은 동의율이 높아지면서 부동산 가격이 크게 변화하고 있습니다.

이태원은 가구 수가 증가하고 강남과 바로 연결되는 뛰어난 입지적 가치로 인해 재개발 투자의 주요 후보지로 꼽힙니다.

이 지역의 부동산에 대한 수요가 급증하면서 매물이 부족해져 투자에 어려움을 겪고 있습니다.

효창동 재개발 부동산 인사이트

효창동은 용산에서 재개발 움직임이 없는 마지막 지역으로, 1억~2억원대의 저렴한 투자 기회를 제공하고 있습니다.

모아타운의 경우 추진위원회 설립과 동의서 징구만 완료되면 빠르게 부동산 가치가 상승할 수 있습니다.

또한 이 지역은 신축 중인 빌라도 있어 2억 5천만~2억 7천만 원대의 임대료로 특별한 투자 기회를 제공합니다.

원유로3가에 투자하기: 전략과 기회

국제업무지구 건너편 지역은 위치는 좋지만 투자할 수 있는 부동산이 한정되어 있습니다.

빌라의 경우 투자 금액이 높아 아파트 회원권이나 상가와 같은 틈새 투자 기회를 모색할 수 있습니다.

정비사업이 진행 중인 대로변 오피스텔에 투자하는 것도 아파트 입주권과 자산 가치 평가에서 유리할 수 있는 대안이 될 수 있습니다.

활성화된 부동산에 투자하기: 현명한 기회

활성화 지역, 특히 국제 비즈니스 지구 인근의 부동산에 투자하면 성장 가능성이 매우 높습니다.

서울 용산구는 재개발의 핵심 지역으로, 향후 10년 동안 가치를 크게 높일 수 있는 주요 프로젝트가 진행 중입니다.

용산에 대한 높은 투자 수요에도 불구하고 자본이 부족한 투자자들도 효과적으로 투자하고 리스크를 관리할 수 있는 방법을 찾을 수 있습니다.