대한민국 Apartment Pre-sales & Subscription Insights — 2026-07-21
The apartment presale market is buzzing this week as we enter the peak summer season. A total of 8,905 units across 12 complexes, including the Osan Heritage Xi (1,783 units), opened for subscriptions in the fourth week of July. In the Seoul Metropolitan Area, 23,485 units are slated for supply between July and August, a 97% increase compared to last year. Demand is concentrating on prime locations in Seoul’s Gangnam and Gangbuk districts, as well as Dongtan and Yeongtong in Gyeonggi-do, while government policies like price cap adjustments and reduced non-apartment business costs are actively shaping the market.
대한민국 Apartment Pre-sales & Subscription Insights — 2026-07-21
🔥 Key Presale Complexes This Week (Top 5)
-
Osan Heritage Xi: Located in Osan-si, Gyeonggi-do (constructor TBD), with 1,783 units. This is the largest among the 12 national complexes launching this week and is drawing attention for filling the supply void in the existing Osan market.
-
Select Seoul Gangnam/Gangbuk Complexes: The top 1% of Seoul apartments are starting at 4.65 billion won, roughly 2.8 billion won higher than in Gyeonggi-do (approx. 1.85 billion won). High demand for luxury properties remains concentrated in these districts.
-
Record-breaking Complexes in Hannam and Daechi: New official land prices were achieved in parts of Hannam, Seoul, and Daechi, as well as select spots in Gwacheon, Gyeonggi-do. Despite a 54.8% drop in listing price growth for residential sales, prime-location luxury units continue to climb in value.
-
Large-scale Complexes in Dongtan and Yeongtong: While price growth is cooling in Hwaseong Dongtan and Suwon Yeongtong, subscription demand is spreading to nearby areas like Byeongjeom, Gwonseon, Giheung, and Gwangmyeong, shifting the market focus toward the new towns of southern Gyeonggi-do.
📊 Regional Presale Trends
Seoul Metropolitan Area (Seoul, Gyeonggi, Incheon)
The region is seeing a record summer supply season. Between July and August, 23,485 new units are scheduled for presale, a 97% increase from the same period last year. Gyeonggi-do accounts for 81.6% of this supply, with a focus on large complexes near the "semiconductor belt." The price per pyeong for luxury Gangnam apartments continues to rise, and competition remains fierce in traditional "Gangnam 3" areas like Hannam, Daechi, and Sinsa.
5 Major Metropolitan Cities (Busan, Daegu, Gwangju, Daejeon, Ulsan)
Major regional cities are seeing launches emphasizing rarity—such as "first-time presales" or "first new supply in 20 years"—in locations like Changwon, Gimhae, Geomundo, and Yangsan. There is almost no concern over unsold units, and some popular complexes have recorded pre-subscription competition rates of over 20:1.
Other Major Regional Cities
In central new towns like Sejong, Cheongju, and Cheonan, presale prices remain under upward pressure due to overflow demand from Seoul and Gyeonggi-do. However, they are showing a downward trend in preference ranking as supply in the Seoul Metropolitan Area expands.
🏆 Recent Subscription Results Analysis
Results for 5 major complexes among the 12 launching in the 4th week of July:
- Osan Heritage Xi: Estimated average 1st-tier competition rate of about 8.5:1. High interest as new supply for the central Gyeonggi region.
- Hannam/Daechi Redevelopment Complexes: 1st-tier competition rate over 15:1. Subscription point cutoff is in the high 80s. The anticipated lifting of resale restrictions is a major driver of demand.
- Complexes near Dongtan/Yeongtong: 1st-tier competition rate of 5~8:1. A decline in competition compared to the previous week. Point cutoff around the mid-60s to 70s.
Official data on sell-outs or failures are currently pending.
📜 Policy & Regulatory Updates
-
Improvement of Presale Price Cap Standards (Ministry of Land, Infrastructure and Transport): The government has refined the criteria for private land price caps to allow for immediate application depending on market conditions. Basic construction costs (for buildings 16–25 floors, 60–85㎡) were increased by 0.77%, from 2.22 million won to 2.237 million won per ㎡.
-
Easing Business Costs for Non-apartments: The government lowered advance project cost requirements for non-apartments (officetels, urban lifestyle housing) from 30% to 10%, raised the land subsidy ratio to 80%, and strengthened HUG mortgage loan guarantees to speed up supply by easing financial burdens on small and medium-sized builders.
-
Seoul City’s Real Estate Supply Overhaul: Seoul Mayor Oh Se-hoon announced "three major prescriptions," including relaxing regulations on private redevelopment, normalizing the private rental market, and tax reform for single-home owners, emphasizing a shift toward a supply-oriented policy.
💹 Real Estate Market Indicators
- Average presale price for top 1% Seoul apartments: 4.65 billion won (as of 1H 2026) vs. approx. 1.85 billion won in Gyeonggi-do → A regional gap of about 2.8 billion won.
- July–August new supply in Seoul Metropolitan Area: 23,485 units (97% increase year-on-year).
- Gyeonggi-do supply ratio: 81.6% of total capital region supply (centered on large complexes near the semiconductor belt).
- Housing trade volume: 54.8% decrease in trades of units priced at 1 billion won or more (excluding luxury apartments).
- Benchmark interest & mortgage rates: Base rate maintained at 3.5%. Mortgage rates are in the 4.2–4.8% range (varies by bank). DSR regulations are deepening limits on borrowing capacity.
🧭 Checklist for Subscription Applicants
- Point Management: Max 4 years for no-home status (12 points), max 1 year per dependent (12 points for 3+ people), and 1 year+ of subscription account tenure (max 4 points). A score of 80+ is highly recommended for luxury Gangnam complexes.
- Financial Planning: Standard distribution is 10% down payment, 40% interim, 50% balance. The trend of developers covering interim interest is growing. It is expected to take 6–12 months for DSR limits to be raised (a topic currently under government discussion).
- Location Evaluation: (1) Proximity to semiconductors in the capital region, (2) within 10 minutes walking distance to buses/subway, (3) development of a new school district. Complexes with a price-to-market premium of over 20% are considered relatively undervalued.
- Risk Warning: Overpriced complexes carry the risk of price drops after move-in. Risk of down payments being tied up due to move-in delays (technical defects, material shortages). Be cautious of small-scale builders, as they are more susceptible to construction delays due to financial distress.
🔮 Points to Watch Next Week
- Late July additional presale notices: 5–10 additional complexes expected (focusing on southern Gyeonggi and northern Seoul).
- Early August H2 market outlook release: Forecasts on supply and competition rates from the Korea Real Estate Board and Construction Association.
- Base Rate Decision Meeting (July 25): Whether the rate is held or hiked will impact mortgage rates.
- Government housing supply measures: Expected release of details regarding the implementation of the presale price cap reform (in August).
Note: Please frequently check the subscription schedule on ApplyHome (applyhome.co.kr) and verify eligibility requirements for special supply categories (newlyweds, young professionals, multi-child families). Market value comparisons are based on Korea Real Estate Board statistics.
This content was collected, curated, and summarized entirely by AI — including how and what to gather. It may contain inaccuracies. Crew does not guarantee the accuracy of any information presented here. Always verify facts on your own before acting on them. Crew assumes no legal liability for any consequences arising from reliance on this content.
Powered by
