"Safety Margin of Several Hundred Million Won"... Successive 'Lottery' Subscriptions, Bokjeong Station Epit Emerges as the Hot Complex

- "One Smart Home" in the Spotlight: Subscription Market Polarization Intensifies
Lottery Complexes Offering Stability and Future Value Gain Popularity
- Safety Margins of Several Hundred Million Won and No Stricter Loan Regulations
Bokjeong Station Epit Emerges as the New Trendsetter

So-called "lottery" apartment complexes, which offer a safety margin of several hundred million won or more, have become a black hole for subscription applications. This trend is attributed to the intensifying polarization in the subscription market, as uncertainty in the market grows due to government policy direction and other factors, leading buyers to flock to complexes that offer both stability and future value.

In fact, among the apartment complexes in the Seoul metropolitan area that have gone on sale this year, those with the highest first-priority subscription competition rates-such as Otierre Foret (688.13:1), Jamsil Le El (631.6:1), Hillstate Isuyeok Central (326.74:1), Raemian One Perla (151.62:1), and The H Adelstar (52.3:1)-all share the common trait of offering sale prices that are several hundred million won lower than the surrounding market prices.

This is why attention is focused on the upcoming sales of "lottery" complexes in the Gangnam living area of Seoul this month. In addition to their location and product competitiveness, these complexes also boast competitive sale prices, raising expectations that they will set new records for regional subscription competition rates.

Representative examples include "Bokjeong Station Epit," a price-capped complex located at the gateway between Gangnam-gu and Songpa-gu, "Raemian Trinity One" in Banpo-dong, and "Arc Road Seocho" in Seocho-dong. All of these are expected to secure a safety margin of several hundred million won compared to local market prices. In particular, Bokjeong Station Epit is drawing significant attention from buyers, as its sale price is expected to be under 1.5 billion won, meaning it will not be subject to the stricter mortgage loan regulations.

According to the real estate measures announced on October 15, currently, for homes with a market value of 1.5 billion won or less, mortgage loans of up to 600 million won are available. However, for homes priced between 1.5 billion and 2.5 billion won, the limit is 400 million won, and for those over 2.5 billion won, the limit is 200 million won, meaning loan limits are significantly restricted.

According to industry sources, the average sale price per 3.3 square meters for Bokjeong Station Epit, which is set to go on sale this month, is expected to be around 36 million won. As a price-capped complex, the sale price for an 84-square-meter exclusive area is estimated at 1.2 to 1.3 billion won. Considering that an 84-square-meter unit at Wirye Central Xi in nearby Wirye New Town changed hands for 1.95 billion won last month, this secures a safety margin of over 500 million won.

A real estate expert explained, "Among lottery complexes, those in the Gangnam area with sale prices exceeding 2.5 billion won for the standard unit size can only be subscribed to by cash-rich individuals with nearly 3 billion won, due to the 200 million won mortgage loan limit. This is why Bokjeong Station Epit is being highlighted as a true lottery complex that is accessible to the middle class and above."

Meanwhile, Bokjeong Station Epit is a privately sold complex to be launched in November by Seongnam Bokjeong 1 PFV Co., Ltd. in Block B1 of the Seongnam Bokjeong 1 Public Housing District (hereafter Bokjeong 1 District). The complex will consist of six buildings, each with two basement levels and up to twenty floors above ground, offering a total of 315 units, all with the highly popular 84-square-meter exclusive area. HL D&I Halla is responsible for construction.

Bokjeong 1 District, where Bokjeong Station Epit is located, is a public housing district being developed on a site of approximately 570,000 square meters in Bokjeong-dong and Changkok-dong, Sujeong-gu, Seongnam-si, Gyeonggi Province. With a total project cost of about 1.3 trillion won, it will include over 4,000 residential units as well as work and commercial facilities. Its proximity to the Gangnam area of Seoul and adjacency to Wirye New Town allow it to share established infrastructure, and its excellent accessibility to various parts of Seoul and the metropolitan area is also considered a major advantage.

In particular, large-scale development projects are underway around Bokjeong Station, which is expected to become a triple transfer station, raising expectations for the area. Starting with the Wirye Line tram, scheduled to open in the second half of next year, other projects include the "Bokjeong Station Area" development led by a Hyundai Engineering & Construction consortium with a total project cost of about 10 trillion won, the "Bokjeong Station Transfer Center" complex development, and the "POSCO Global Center" (tentative name), among others.

Bokjeong Station Epit is the closest complex to Bokjeong Station within Bokjeong 1 District, and is highly regarded for its excellent accessibility to Gangnam, often referred to as being in the "next-to-Gangnam" zone. Through Seoul Subway Line 8, it is one stop from Jangji Station in Songpa-gu and only 11 minutes to Jamsil, while the Suin-Bundang Line provides one-stop access to Suseo Station in Gangnam-gu and about 10 minutes to Seolleung Station.

The area is also well-served by major transportation networks. The Dongbu Expressway, Seoul Ring Expressway, as well as Heonleung-ro, Seongnam-daero, and Songpa-daero are all nearby, making it convenient to travel within and outside the region. Commute conditions to major work districts such as Gangnam, Pangyo, and Jamsil are highly rated.

The educational and living environment is also excellent. Starting with Seoul International School in front of the complex, Bokjeong Elementary School, Wirye Haesol Elementary School (scheduled to open in March 2026), Changseong Middle School, Seongnam Girls' Middle School, Taepyeong Middle School, and Bokjeong High School are all nearby. With its gateway location adjacent to the Gangnam area and proximity to Wirye New Town, the area stands out for its high-quality educational, cultural, and lifestyle infrastructure, including Gangnam and Wirye academy districts, COEX, Samsung Medical Center, and Starfield Wirye.

The model home for Bokjeong Station Epit is scheduled to be built on Sagimakgol-ro, Jungwon-gu, Seongnam-si, Gyeonggi Province.