대한민국 아파트 분양 & 청약 인사이트 — 2026-07-26
The apartment presale market is picking up steam thanks to the government’s supply expansion and policy easing. About 232,000 new units are set to hit the market across 790 redevelopment sites in Seoul and Gyeonggi. Plus, with group loan limits lifted and the Jeonse guarantee ratio lowered, buyers should find it a bit easier to manage their finances. Keep an eye on the final private presale at Gwangju’s Cheonmunsan District 3 and the government’s plan to fast-track Phase 3 New Towns.
대한민국 아파트 분양 & 청약 인사이트 — 2026-07-26
🔥 Top Presales to Watch
- Cheonmunsan District 3, A6 Jeil Punggyeongchae (Gwangju): The final private presale in Gwangju's Cheonmunsan District 3. Developed by Jeil Construction, this project features 638 units. Sales are expected to kick off in August under the price ceiling system. Both special and general supply options are available, and there’s high interest as it's a major new supply in the area.
Capital Region (Seoul, Gyeonggi, Incheon)
A total of 232,316 new units are slated for supply across 790 redevelopment sites in Seoul and Gyeonggi, breaking the old myth that redevelopment always equals fewer homes. In particular, buyers in their 30s are flocking to Byeongjeom (Hwaseong), Gwonseon (Suwon), and Dasan (Namyangju), driving new record-high prices. Presales in the Seoul capital area for July and August hit 23,485 units, a 97% jump from the same period last year, with Gyeonggi Province accounting for 81.6% of total supply.
Metropolitan Areas
As Gwangju's Cheonmunsan District 3 enters the market at the end of the month as the final private sale under the price ceiling system, we expect to see a revaluation of local presale prices and improvements in unsold housing metrics.
📜 Policy & Regulatory Updates
Increase in Basic Construction Costs (Impact on Price Ceiling)
On the 15th, the Ministry of Land, Infrastructure and Transport raised the basic construction cost (for buildings 16–25 stories high, exclusive area of 60–85㎡) by 0.77%, from 2.22 million KRW to 2.237 million KRW per square meter. This puts upward pressure on actual presale prices for projects under the price ceiling system and may lead to higher prices for new supplies.
Lifting Group Loan Limits & Lowering Jeonse Guarantee Ratio
The Financial Services Commission decided that, effective the 30th, group loans will be excluded from the household loan limit, and the Jeonse guarantee ratio will be reduced from 80% to 70%. This is expected to increase borrowing capacity when financing for subscriptions and ease the burden of intermediate payment loans.
Fast-tracking Phase 3 New Towns
President Lee Jae-myung has committed to shortening the timeline for the Phase 3 New Town project (from an average of 8.76 years to roughly half that) and identifying new residential land. Considering that Seoul's redevelopment only provided a net increase of 55,270 units over six years due to procedural delays, accelerating supply will be key to market stabilization.
💹 Real Estate Market Indicators
- Top 1% Seoul Apartment Starting Price: 4.65 billion KRW as of the first half (approx. 2.8 billion KRW higher than Gyeonggi).
- Price Ceiling Project Supply Price: Trending 0.77% higher due to the basic construction cost hike.
- Capital Region July-August New Presales: 23,485 units (+97% YoY).
- Benchmark Interest Rate & Jeonse Guarantee: Group loan limits lifted, Jeonse guarantee ratio lowered to 70% (effective 30th).
🧭 Checklist for Applicants
- Improve Financing Plans: With the group loan limit lifting on the 30th, additional loans per household are possible. Check intermediate and balance payment schedules early and be mindful of interest rate risks.
- Watch for Price Hikes: The 0.77% increase in basic construction costs affects price-ceiling units, so verify official presale prices before signing.
- Regional Strategy: Demand from those in their 30s is hitting Byeongjeom, Gwonseon, and Dasan, creating record prices. Focus on new supply areas within a 5km radius of regulated zones, but check for risks of move-in delays.
- Monitor Policy Changes: Evaluate development timelines and move-in risks carefully until the Phase 3 New Town project acceleration policy is fully detailed.
🔮 Points to Watch Next Week
- Cheonmunsan District 3 A6 Jeil Punggyeongchae Presale Launch: Official schedule announcement expected in August.
- Changes to Policy Rates and Mortgage Conditions: Observing market impact after the group loan limit is lifted on the 30th.
- New Town Land Announcements: Specifics on the government’s supply acceleration strategy.
- Official Price Hikes for Price-Ceiling Units: Tracking how the construction cost hike is reflected in the market.
Note: This article is based solely on official information released after 2026-07-24. Please be sure to check the Apply Home (applyhome.co.kr) website and official announcements from each construction company before applying.
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.
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