{"id":6034,"date":"2026-10-16T09:38:26","date_gmt":"2026-10-16T00:38:26","guid":{"rendered":"https:\/\/bitpress.kr\/?p=6034"},"modified":"2026-10-16T09:38:26","modified_gmt":"2026-10-16T00:38:26","slug":"seoul-villa-sales-rise-apartment-rules-jeonse","status":"publish","type":"post","link":"https:\/\/bitpress.kr\/en\/seoul-villa-sales-rise-apartment-rules-jeonse\/","title":{"rendered":"Why once-shunned Seoul villas saw sales jump 19% in a year"},"content":{"rendered":"

In the year after Korea announced its Oct. 15 housing rules in 2025, Seoul saw 37,440 sales of villas (low-rise multi-unit homes). That is about 19% more than the same period a year earlier (31,572) and about 45% more than two years earlier (25,828). Deals from September and October are still within the reporting deadline, so the count may rise further.<\/p>\n\n\n\n

Since a wave of jeonse (Korea's lump-sum deposit lease) fraud, villas have been seen as homes to avoid. So it is tempting to read these numbers as \"the fear has faded.\" But the real story lies elsewhere. Analysts say the two-year live-in rule that tied up apartments skipped ordinary villas, and demand pushed out by the apartment jeonse crunch also moved to villas. Rather than erasing demand, the rules moved it next door.<\/p>\n\n\n\n

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    \n
  1. How badly did the villa market freeze after the jeonse fraud?<\/li>\n<\/ol>\n\n\n\n

    In December 2022, Seoul villa sales came to 1,282 (tallied in January 2023), down 62% from a year earlier (3,379). It was when the \"villa king\" case came to light: a man who bought 1,139 homes around the capital region and never returned tenants' deposits.<\/p>\n\n\n\n

    Because villa prices sit close to jeonse deposits, many buyers lean on a tenant's deposit. When tenants started avoiding villa jeonse, buyers thinned out too. Villa sales hit bottom in 2023.<\/p>\n\n\n\n

    \n\n\n\n
      \n
    1. Apartments got a two-year live-in rule. Why were villas left out?<\/li>\n<\/ol>\n\n\n\n

      The Oct. 15 rules turned all of Seoul and 12 areas in southern Gyeonggi Province into land transaction permit zones (where covered homes need a permit to buy, and the buyer must live in them for two years). But the permit rule covers only apartments and villa complexes that include at least one apartment building. Ordinary villas carry no live-in duty (except some redevelopment sites).<\/p>\n\n\n\n

      Loan rules are the same for villas. As of April this year, Seoul villas also sit in regulated areas, so the loan-to-value ratio (LTV, the share of a home's price you can borrow) is capped at 40%. The difference comes down to gap investing (buying a home with a jeonse tenant already in it). An apartment buyer must move in, so a tenant's deposit can't cover part of the price. With a villa, you could buy a KRW 300 million (about $222,000) unit with a KRW 250 million jeonse tenant in place and put in just KRW 50 million (about $37,000) of your own money (illustration). Think of it like buying a used car and taking over the remaining installments. The difference is that with a villa, what you take over is not a bank loan but a tenant's deposit you must one day return.<\/p>\n\n\n\n

      \n\n\n\n
        \n
      1. Why did people looking for jeonse end up buying villas?<\/li>\n<\/ol>\n\n\n\n

        Analysts say fewer homes came up for jeonse because apartment buyers now have to move in themselves. On Oct. 15, Seoul had 20,885 apartment jeonse listings, 14.3% fewer than a year earlier (24,369). In September, the average Seoul apartment jeonse deposit was KRW 641 million (about $475,000), the first time it topped KRW 640 million since the statistics began in January 2012. That is about KRW 58 million (about $43,000) more than in October 2025 (KRW 582.99 million).<\/p>\n\n\n\n

        Put simply, someone looking for an apartment jeonse in Seoul now needs tens of millions of won more, on average, than a year ago. Analysts say \"survival buying\" (buying pushed by the burden of jeonse costs) by people who would rather buy with that money is also flowing into villas in areas slated for redevelopment. Ms. Lee, in her 30s and preparing to marry, has pulled together about KRW 600 million including loans. \"If I'm going to live on jeonse anyway, it's better to grab a villa that might be redeveloped,\" she said, as she looks at early-stage redevelopment listings in areas such as Singil.<\/p>\n\n\n\n

        \n\n\n\n
          \n
        1. Did only sales rise, or prices too?<\/li>\n<\/ol>\n\n\n\n

          Prices rose too. According to the Korea Real Estate Board, Seoul villa prices rose 6.25% in January-August this year, 3.7 times the gain in the same period last year (1.68%). For a KRW 300 million villa, that is a rise of about KRW 18.75 million (about $13,900) in eight months (illustration).<\/p>\n\n\n\n

          The rise in sales did not start with the rules. Sales rose 22% in the year before them and another 19% in the year after. Apartment deals did not rise. Over a different comparison period, Money Today's analysis of Land Ministry transaction data found Seoul apartment sales fell about 6% around the rules. \"The balloon effect of regulation shows up not only by region but also by property type,\" said Ko Jun-seok, a professor at Yonsei University's Sangnam Institute of Management, explaining that people who can't move to Seoul's outskirts or Gyeonggi Province buy villas instead of apartments to stay where they want to live.<\/p>\n\n\n\n

          \n\n\n\n
            \n
          1. Villas instead of apartments: has this happened before?<\/li>\n<\/ol>\n\n\n\n

            Yes. When home prices were rising before, villa sales also jumped as buyers used them as a stand-in for apartments. Then, at the end of 2022, when apartment prices fell sharply and the \"villa king\" case hit, villa sales dropped 62%. Because villa purchases often lean on a tenant's deposit, if they can't find a tenant they have to put in that much more of their own money.<\/p>\n\n\n\n

            What is different this time is the hope of redevelopment. According to Ko, more than 300 places in Seoul are designated as redevelopment zones (areas set to be redeveloped or rebuilt). He said many young people are moving into the villa market \"in the hope that if they wait 10 years, it will become an apartment.\"<\/p>\n\n\n\n

            \n\n\n\n
              \n
            1. BITPRESS Insight<\/li>\n<\/ol>\n\n\n\n

              The main cause cited for the rise in villa sales is not a change in villas themselves but the rules on apartments. Analysts say the two-year live-in rule on apartments sent gap investing to villas, and demand pushed out by the apartment jeonse crunch also turned to buying villas.<\/p>\n\n\n\n

              So for anyone buying a villa now, the decision turns less on \"Is the villa cheap?\" than on \"What is holding up that price?\" Where redevelopment is actually moving ahead, the price reflects the wait. If it rests only on demand pushed out by the jeonse crunch, it could wobble when the rules or the jeonse market change. If you buy with a jeonse tenant, the same question applies: could you return the deposit if, as in 2022, you can't find the next tenant?<\/p>\n\n\n\n

              If you are thinking of buying a villa, there is one test: does today's price come from redevelopment hopes, or from demand pushed out by the jeonse crunch?<\/p>\n\n\n\n

              \n\n\n\n

              Sources
              https:\/\/biz.heraldcorp.com\/article\/10903360<\/a>
              https:\/\/www.voakorea.com\/a\/korea-now-101526\/8211630.html<\/a>
              https:\/\/www.hankookilbo.com\/news\/article\/A2026101314120002265<\/a>
              https:\/\/www.mt.co.kr\/amp\/estate\/2026\/10\/15\/2026101413553567096<\/a>
              https:\/\/mobile.newsis.com\/view\/NISX20260420_0003598161<\/a>
              https:\/\/mobile.newsis.com\/view\/NISX20230127_0002172185<\/a><\/p>\n\n\n\n

              \n\n\n\n

              Glossary<\/strong>
              Villas (low-rise multi-unit homes)<\/strong> \u2014 Small apartment buildings commonly called ‘villas’ in Korea, smaller than typical apartment complexes.
              Land transaction permit zone<\/strong> \u2014 An area where buying a covered home (in Seoul, mainly apartments) requires a government permit, and the buyer must live in it for two years.
              Gap investing<\/strong> \u2014 Buying a home with a tenant in place and putting in only the difference between the price and the jeonse deposit.
              Redevelopment zone<\/strong> \u2014 An area designated for redevelopment or rebuilding, where old homes become apartments once the project is finished.
              Balloon effect<\/strong> \u2014 When regulating one place pushes demand to unregulated places, the way squeezing one side of a balloon makes the other side bulge.
              Jeonse<\/strong> \u2014 Korea's lump-sum deposit lease. Instead of monthly rent, the tenant gives the landlord a large deposit, often a big share of the home's price, and gets it all back when the contract ends.<\/p>\n\n\n\n

              BITPRESS articles are information to help your investment decisions, not a recommendation to buy or sell any stock or coin. Investment decisions and their results are your own responsibility.<\/p>","protected":false},"excerpt":{"rendered":"

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