Significantly Increased Second Pre-Subscription Volume... How to Improve Your Winning Chances?

Pre-application for Early Subscription Starts from the 25th
Supply More Than Doubled Compared to the 1st Round
About 2,300 Units of Popular 84㎡ Available
However, High Competition Expected... Strategy Needed

The second round of preliminary subscription for new housing sites in the metropolitan area will begin on the 25th. This round offers a total of 10,102 units, more than double the amount from the first preliminary subscription. Since the prices are up to several hundred million won cheaper than the surrounding market prices and many locations such as Seongnam and Namyangju have favorable sites, there is expected to be strong interest from prospective homeowners.

In particular, the most preferred 84㎡ (exclusive area) units amount to about 2,300, and the number of newlywed hope town units has also increased, suggesting many opportunities for 3-4 person households or newlyweds. However, some apartments in popular metropolitan areas have a sale price of about 27 million won per 3.3㎡, and some places are supplied 100% to residents of the respective areas, so experts advise careful planning of winning strategies and financing plans.

Namyangju and Seongnam have favorable locations... competition expected to be fierce

According to the Ministry of Land, Infrastructure and Transport on the 16th, the second preliminary subscription announcement released the day before includes a total of 11 districts such as Paju Unjeong 3 and Incheon Geomdan. Looking at the regions, Namyangju Wangsuk 2 district and Seongnam Nakseong district, which are close to Seoul and have good transportation, are evaluated as having excellent locations.

The Seongnam area units, including Seongnam Nakseong close to Seoul, Bundang, and Pangyo New Town, Seongnam Bokjeong 2 adjacent to Wirye New Town, and Seongnam Sinchon bordering Seoul Gangnam-gu, are considered prime among this preliminary subscription. A total of 1,820 units are supplied across these three districts. However, since 100% subscription priority is given to residents who have lived in Seongnam for over two years, the opportunity will effectively be limited to Seongnam residents. Also, Seongnam Nakseong and Seongnam Bokjeong 2 are entirely composed of newlywed hope towns, so general subscriptions are restricted.

In Namyangju Wangsuk 2 district, a total of 1,412 units will be released in blocks A-1 and A-2, both adjacent to Seoul or central commercial districts. The government plans to establish an urban railway connecting Seoul Gangdong, Hanam, and Namyangju, which is expected to improve transportation convenience.

Additionally, the second preliminary subscription includes Incheon Geomdan, a 2nd phase new town, and Paju Unjeong 3 district, which is being developed as an eco-friendly city and complex cultural experience city. Both are large-scale housing sites with a large supply volume. Unlike Seongnam, where only local residents can apply, these large-scale sites over 660,000㎡ allow metropolitan area residents outside the local area to apply, so considering location conditions when applying can increase the chances of winning.

Sale prices at 60~80% of market prices

The Ministry of Land also disclosed estimated sale prices, which are of high interest to buyers. Since public sale housing is subject to the price ceiling system, the sale prices are about 60~80% of surrounding market prices. In Namyangju Wangsuk 2, prices are in the 400 to 500 million won range, while other areas have estimated prices in the 300 to 400 million won range.

Based on 3.3㎡, Namyangju Wangsuk 2 is priced between 15.69 million and 16.78 million won, Seongnam Nakseong between 20.02 million and 20.28 million won, and Incheon Geomdan around 12.78 million won. The sale price for 84㎡ units is about 560 million won in Namyangju Wangsuk 2, 419.91 million won in Incheon Geomdan, and between 419.91 million and 453.46 million won in Paju Unjeong 3. The 84㎡ units have been significantly expanded to 2,382 units in this preliminary subscription, and the prices are relatively affordable, so they are expected to be highly preferred by families of four or more.

However, estimated sale prices in Seongnam are somewhat high. In Sinchon district, 59㎡ units are priced at 682.68 million won, and the newlywed hope town prices in Nakseong and Bokjeong 2 districts for 55~59㎡ units exceed 500 million won. During the first subscription, some complexes’ estimated sale prices were close to market prices, sparking controversy over ‘high sale prices.’ However, the Ministry explained that compared to apartment complexes within 2 km of the project boundary that meet certain conditions, the sale prices are relatively affordable.

To increase chances of winning, apply for smaller units

As with the first round, high competition rates are expected in the second preliminary subscription, so careful strategy planning is necessary. If you have priority qualifications in the area, it is advantageous to target locations where you can leverage regional priority rather than large-scale housing sites like Namyangju Wangsuk 2. Also, since only 15% of the total supply is general supply, it is better to apply by considering special supply conditions such as newlyweds, multi-child families, and first-time homebuyers.

If you do not qualify for special supply and must aim for general supply, having a higher subscription savings deposit is advantageous. The winning threshold for general supply in the first preliminary subscription averaged 19.45 million won in subscription savings deposits. In popular areas like Incheon Gyeyang, it rose to between 21.10 million and 24.00 million won. Additionally, since competition rates for 84㎡ units in large-scale housing sites are high, targeting medium and small-sized units such as 51~74㎡ is another way to increase the chances of winning.