OPSTAR

May sales volume ‘rich’…43,000 homes sold nationwide

오피스타 분양

National sales volume increased by 16% compared to the same period last year

This month, 43,000 households across the country are preparing to sell.

According to Real Today, a real estate information company, a total of 43,056 apartments (including rental, officetel, and urban living housing) will be sold nationwide in May. This is an increase of 16% from 37,000 households in May last year.

In particular, 7,309 households will be released this month, up 103.7% from the same period last year, due to a significant increase in sales volume in Seoul. Most of them are for reconstruction and redevelopment.

Incheon will have 2,448 households, up 56.6% from the same period last year. On the other hand, 9,367 households will be sold in Gyeonggi Province, down 12.5% from the same period last year. In the case of provinces, 23,932 households are planning to come out, up 12.4% from the same period last year, as the volume of Busan, Daegu, and Chungnam increases.

Samsung C&T will sell “Raemian Daechi Cheongsil” in May, which rebuilt Daechi Cheongsil Apartment in Daechi-dong, Gangnam-gu, Seoul. The apartment is a large building with four basement floors, 18 to 35 floors above ground, 17 buildings, and 1,608 households with 59 to 151㎡ dedicated to it. Of these, 59,84㎡ 122 households will be sold to the general public. It also includes 40 households. You can use Daechi Station on Subway Line 3, Dogok Station, a transfer station between Line 3 and Bundang Line.

International Trust will release the ” Gongdeok 오피스타” officetel in Gongdeok-dong, Mapo-gu, Seoul. It is a dedicated 14-24㎡ and consists of 100 rooms. It is located in the center of the station in front of Seoul Station on Subway Line 1, Sookdae Station on Subway Line 4, Gongdeok and Aeogae Station on Line 5, and Hyochang Park on Line 6, and can be used on foot. There are six universities within a 2km radius, including Sookmyung Women’s University, Ewha Womans University, Gyeonggi University, and Yonsei University, so students and professors can expect fixed demand.

Ten’s Hill in Wangsimni New Town District 1, Seongdong-gu, Seoul, will also be released. It consists of a total of 1,702 households with 59 to 148㎡ dedicated to forming a consortium with Daelim Industrial, Samsung C&T, and GS Engineering & Construction. Sangwangsimni Station on Subway Line 2 is located an 8-minute walk away, and Wangsimni Station on the extension line of Bundang Line is also available.

In Gyeonggi-do, the Korea Land Trust will sell the Bukhangang River Koaru in Seorak-myeon, Gapyeong-gun. It consists of 237 households with an exclusive area of 59-84㎡ with 1 basement floor to 18 ground floors. It is adjacent to new golf courses such as Preston Valley and Midas Valley. If you use the Seoul Chuncheon Expressway, you can reach 25 minutes by car from Jamsil, Seoul.

Public rental apartments will be released in Gwanggyo New Town, Suwon. LH Corporation will release a total of 1,548 public rental apartments in A16 Block in Gwanggyo New Town, 74-84㎡ 258 households in A23 Block, 59-84㎡ 394 households in A24 Block, and 74-135㎡ 672 households in A27 Block.

In Incheon, LH will release an apartment called “Guwol Asiad Athletes’ Village” that will be built in the nest in Guwol-dong, Namdong-gu. The Asiad Athletes’ Village apartment in September is a mammoth-class large complex of 6,000 households on a total of 849,907 square meters of land, of which 2,186 will be sold. During the Incheon Asian Games, which will open in September 2014, about 20,000 players, executives, and reporters will temporarily use it and officially move in in the first half of 2015. Incheon Subway Line 1 and Gyeongin Expressway 2 pass, so the transportation network is also good.

In Busan, Sejong City, and Daegu Sinseo Innovation City, supplies are also pouring in. Centum Minrak (tentative name) Regional Housing Association will recruit members of Hyosung Group Centum the Rubens next to Centum City in Busan at the end of May. It consists of a total of 395 households with 85㎡ dedicated to it. It offers a view of Suyeongman Bay to the east of the complex, a view of the sea of Gwangan Bridge to the south, and Baeksan Natural Park is adjacent to it, making it nature-friendly. It is a 1-minute walk from Minrak Station on Busan Subway Line 2 and 5-minute walk from Suyeong Station on Line 2 and 3.

In Daegu City, 350 households of “Humania” are scheduled to be sold in B-4 block of Daegu Newseo Innovation City, and 347 households of “Hoban Verdium,” a postal innovation city in Jung-gu, Ulsan, are scheduled to be sold.

Yang Ji-young, head of Real Today’s team, said, “In May, there will be a lot of supplies that have been delayed due to expectations after the general election. In particular, there are relatively good locations such as reconstruction redevelopment and nesting houses, so prospective subscribers should pay attention.”

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Seoul small opstar opstar officetel where investment and charter are concentrated

opstar opstar

While apartment transactions have decreased due to loan regulations and price surges, the number of people looking for a jeonse for opstar officetels has increased. In some areas, such as Gongdeok, where demand for office workers and university districts is concentrated, it is not uncommon to see cases where the price of jeonse is higher than the sale price.

From the end of the year to the beginning of the year, when office workers’ personnel transfer season and preparations for the new semester overlap, it is the peak season for opstar officetel rental transactions. In a situation where the price of jeonse has soared due to a shortage of jeonse, there is also growing concern about the ‘tin can opstar officetel’, whose jeonse price is higher than the sale price. If you purchase an opstar officetel through a gap investment with loans and jeonse without your own capital, it is highly likely that you will fall into a ‘can-jeonse’ in which the sum of the loan and deposit becomes higher than the house price when the real estate market declines.

Small opstar officetel, where demand is concentrated, Jeonse price overtakes sales price

At the opstar officetel ‘Co-op Residence Omokgyo’ located in Yeongdeungpo-gu, Seoul, 10 sales contracts were signed in the past two months from October to November. Most of the properties for sale are small studios with an exclusive area of ​​16.98 square meters, and the sale price ranges from 67 million won to 73 million won. On October 26, the same flat was traded for 80 million won, but the sale price was formed at a price of about 10 million won lower than the Jeonse price.

According to the real transaction price disclosure system of the Ministry of Land, Infrastructure and Transport, ‘Riverview’ opstar officetel in Dangsan-dong, Yeongdeungpo-gu sold for 187 million won in October with an exclusive area of ​​20.22㎡. Five days later, an opstar officetel of the same area was signed with a deposit of 200 million won. The Jeonse price is 13 million won higher than the sale price.

In Gongdeok-dong, where the demand for jeonse is concentrated near Gwanghwamun/Seoul Station, Sinchon University District, and Sookmyung Women’s University, a reverse phenomenon is also occurring in which the jeonse price exceeds the sale price. ‘Gongdeok Office Star’, located in an opstar officetel cluster, was sold for 108 million won for a 16.88 m² exclusive area on November 1, while the same flat was signed for 120 million won on the same day. On the 27th and 29th of the same month, a lease contract was signed for 130 million won and 120 million won, respectively.

An official from a nearby real estate agency said, “Gongdeok-dong is a place where there is a lot of demand for charters in their 20s and 30s, including college students and office workers. Jeonse loans are good, and I prefer Jeonse to monthly rent. On the other hand, most of the opstar officetels are small opstar officetels, except for newly built ones, and they are usually purchased for investment purposes. Because the interests of the owner and the tenant are different, the amount of jeonse is insufficient. Jeonse prices inevitably go up, and recently, Jeonse transactions are rare.”

When the amount of Jeonse is insufficient, Jeonse rises and the phenomenon of overtaking the sale price is intensified. According to KB Kookmin Bank’s monthly KB housing market trend on November 23, the Jeonse rate for opstar officetels in Seoul in October was 82.2%. It increased steadily from 61.8% in July 2010, when related statistics began to be compiled, and reached an all-time high.

20s and 30s investment demand and jeonse demand are rushing… Vulnerable when house prices fall

The small opstar officetel has recently been attracting attention as an investment destination for young people. This is because there is an expectation that investment returns can be made with a small amount of capital through gap investment. However, there are concerns that a gap investment in a small opstar officetel may leave a greater aftereffect for investors and tenants. This is because they are more sensitive to market changes.

According to the Korea Real Estate Agency’s 3Q opstar officetel price trend survey, it can be seen that the sales demand patterns are different for small opstar officetels and mid-large-sized opstar officetels. Sales of less than 40 square meters rose 0.29% from the previous quarter, and there was no significant change, but △ 60 square meters or less increased by 1.54% △ 60 square meters or less increased by 2.91% △ 85 square meters or less increased by 4.33%. Unlike mid-to-large opstar officetels, which are located as replacements for residential apartments, small opstar officetels do not fluctuate much in sales prices. ​If the Jeonse price is lowered after signing a contract when the Jeonse price is high, the tenant may not be able to get the deposit back.

In fact, the number of non-refundable Jeonse deposits reported to the Housing and Urban Guarantee Corporation (HUG) increased from 33 in 2017 to 2,408 in 2020. In the first half of this year alone, 1290 cases were reported. The Seoul Youth Housing Counseling Center said that the number of inquiries related to kanjeonse deposits more than doubled in the second half of this year compared to the first half of this year.

Experts urge caution when entering the opstar officetel market, where investment demand for opstar officetel and demand for jeonse are entangled. It is difficult to accurately grasp the market price of opstar officetels due to the lack of transaction volume, but it is necessary to be aware of the trick of inflating the current sales price based on the price of neighboring apartments or newly built opstar officetels, thereby raising the pre-set price. During a period of contraction in the real estate market, non-apartment transactions are particularly difficult, which can cause problems in getting the deposit back. When looking for a house, it is necessary to review whether it is possible to purchase Jeonse Guarantee Insurance.

The same is true for investing in small opstar officetels. Kim In-man, director of the Real Estate Economic Research Institute, said, “The background of the opstar officetel becoming a residential real estate was greatly influenced by the real estate market situation and government policies. If the overheating of the opstar officetel becomes more severe, the government will shift its stance to regulation. In the case of end-users who purchase for the purpose of residence, it is necessary to establish a conservative financial plan in consideration of future interest rate hikes.”​

Healing time ‘Noon Concert’ held at opstar town in Baekseok-dong, Ilsandong-gu, Goyang

opstar town music

Singer Song Hee-won performed in front of Jeon In-kwon’s Don’t Worry My Love, Autumn Post Office, etc.

On the 22nd, Ilsan-dong-gu, Goyang-si (Chairman Lee Gyeong-jae) announced that it had held a ‘Neighborhood Room, Noon Concert’ at the invitation of the Baekseok 2-dong Residents’ Committee on the 1st and 2nd road between the Dongmun Good Morning Tower in Baekseok-dong opstar town.

At the concert, singer Hee-won Song sang songs such as ‘Don’t Worry My Love’, ‘Autumn Love’, and ‘Autumn in front of the post office’ by singer Jeon In-kwon, giving the office workers a time of healing using their lunch break. Along with the concert, a photo street exhibition of Ulleungdo and Dokdo by Kim Jeong-ho, director of Goyangji, was also held.

A resident of Baekseok-dong, who saw the performance, said, “It was a wonderful time to remember the fall of 2016.”

An official from the Industrial Hygiene Division in Ilsan-dong-gu said, “This ‘Neighborhood noon concert performance was made by Ilsan-gu Office, which hosted the performance, and the Baekseok-dong Residents’ Autonomous Committee provided a street stage frequently used by residents.’ It is becoming an exemplary case for visiting cultural performances to provide opportunities.”

Mapo Triple Station Area ‘OPSTAR’

opstar tel

The portion owned by the OPSTAR officetel company in Gongdeok-dong, Mapo, Seoul, run by Kukje Trust, is being sold specially.

The officetel consists of a small flat unit with an exclusive area of ​​16.88 m² to 24 m2 in the size of one building from the first basement floor to the 18th floor.

You can walk to Seoul Station on Line 1, Sookdae Station on Line 4, Gongdeok Station on Line 5, Aeogae Station, and Hyochang Park Station on Line 6 on foot.

Also, Gangbyeonbuk-ro, Olympic-daero, and Mapo-ro are adjacent, allowing easy access to downtown Seoul and sub-centers.

Convenient facilities such as Seoul Station Lotte Mart, Galleria Department Store, and Namdaemun Market are close, and you can see Namsan Mountain and Hyochang Park from the upper floors.

In addition, a mechanical parking space and a parking space for the disabled are provided separately, and a rooftop garden is also provided, which makes residential life convenient.

The area around Gongdeok-dong, Mapo, where Gongdeok OPSTAR will be located, is in high demand for rental because it is a densely populated area with 8 universities such as Sookmyung Women’s University, Ewha Women’s University, Gyeonggi University, and Yonsei University within a radius of 2km.

Officetels can make a small investment of 40 million won and can expect a 10% return on investment if they receive 50% of the loan with a deposit of 10 million won.