In this age of real estate information overload, let's go back to basics!
From homeownership guidelines to advice for multi-homeowners

From homeownership guidelines for those with multiple homes to advice for those with limited resources, this book provides step-by-step principles and standards for those making real estate decisions.
Kim Hak-ryeol, the director of SmartTube Real Estate Research Institute and a leading real estate expert in Korea better known by his nickname 'Passion', enhances his perspective on real estate based on data, location analysis, and long-term experience and observation.

According to the book, the most important and priority thing in real estate investment is location analysis.
Next, select the product of that location and finally determine the timing of the decision.
Beginners should properly understand the meaning of this order.
The next step is to implement these steps in order and establish your own investment style.


The domestic real estate market has been in constant turmoil over the past few years.
Like a mirage that cannot be caught no matter how hard you try, apartment prices keep rising and rising.
Through this gap, unproven investment know-how and secrets are swaying the minds of impatient consumers.
In times of confusion like these, we must take care of the basics.
A building built on a solid foundation will never shake.
For readers, this book will provide an opportunity to learn the fundamentals of real estate investing that will be useful throughout their lives from the author, who has served as a real estate investment guide to millions of social media friends and subscribers for the past 20 years.

“What kind of apartment should I buy now?” There is always an apartment to buy, no matter when or where.
However, depending on the purpose of buying an apartment, there can be dozens of answers to the question of which apartment to buy.
First, you need to know whether it is for residential or investment purposes.
Next, if the purpose is to live in the property, you need to consider whether income or residential value is more important.
If your investment purpose is long-term or short-term, you need to consider whether it is for long-term or short-term investment purposes.
The questions must be precise to get accurate answers.

--- p.
27~28

You have to be more careful during a downturn.
This is because when the adjustment period ends, people sell real estate that will rise, and the number of people who continue to hold real estate that will not rise even when the market rises increases.
Properties that sell well during a downturn are likely to be good properties, while properties that don't sell even during a boom are likely to be bad properties.
It is like pulling out flowers and watering weeds.

--- p.
71~72

If you buy just because it's cheap now, you'll end up just giving all the investment profits to previous investors.
It is a donation activity, not an investment.
Experts have emerged recommending that people in their 20s and 30s with limited money start investing in local gap investments with small amounts, as prices in Seoul and the metropolitan area are high.
To cut to the chase, I absolutely oppose investing without doing any research.
Moreover, you should not blindly buy everything that the expert instructors tell you.
--- p.
Page 93, Part 2.
Standard: Have your own standards, not secrets.

Seoul's Yongsan-gu, Jung-gu, Jongno-gu, and Eunpyeong-gu, as well as Goyang's Samsong New Town, through which the Shinbundang Line passes, will be able to reach Gangnam in about 30 minutes.
If we evaluate Gangnam accessibility alone, it will be upgraded to the status of Songpa-gu or Gangdong-gu.
For example, this means that if it is a new apartment near a subway station in this area, the price should be similar to the price of existing apartments in Songpa-gu and Gangdong-gu.
Routes that connect to areas with a lot of jobs include the possibility of rising real estate prices.
--- p.
128

Except for Busan, the subway premium in other metropolitan cities is not high.
Therefore, even in metropolitan cities where the subway is located, the premium for location and real estate evaluation is not set high. Although not as high as in Seoul, except for Busan, which has a large subway commuter population, the subway premium in other metropolitan cities is not high.
Therefore, even if it is a metropolitan city near a subway station, there is no need to set a high premium when evaluating location or real estate.
Rather, it may be overestimated beyond necessity simply because it is located near a subway station.
A more objective assessment would be to consider other factors, such as job accessibility and educational environment, excluding the subway premium altogether.
--- p.
128~130

The Seongsu-dong commercial district is another fun place.
It is rare for a backward area to have flat terrain.
There is a factor behind the enormous environmental premium that Seoul Forest provides.
The Han River is also close.
The industrial area in Seongsu-dong is gradually becoming a commercial area, and the multi-family housing and single-family home villages are also becoming commercial areas.
It has expanded into a commercial district different from Hongdae or Yongsan.
It is expanding beyond Seongsu-dong to Songjeong-dong.
Songridan-gil in Songpa-gu, the Literary and Creative Village in Yeongdeungpo-gu, and Gyeongchun Line-gil in Nowon-gu are also newly emerging commercial districts.
--- p.
162

The area around the royal tomb is also a place with high environmental value in that it is surrounded by forests.
If there were no Seolleung Royal Tomb in Samseong-dong, Gangnam's Teheran-ro would have felt suffocating.
The National Cemetery in Dongjak-gu also acts as an oxygen respirator, supplying quality air to the region.
Samsong New Town, which has Seooreung and Seosamneung, Guri City and Byeollae New Town, which have Donggureung, and Nowon-gu, which has Taereung, also have high environmental premiums.
The areas around Jungnangcheon and Yangjaecheon, which can be considered tributaries of the Han River, are also good, and the area around Tancheon, which runs through Bundang, is also valuable as a natural environment.
--- p.
183

To determine whether there is a real demand base, simply check if there is rental property available, and to determine whether there is a favorable factor in the area, check if there is a favorable factor in the area.
The most representative regional benefit is the expansion of the transportation network.
The Gangnam Ring Expressway opened in Geumcheon-gu, Seoul in 2016.
You can commute to Gangnam in 15 minutes.
Therefore, for the generation that commutes to Gangnam, Geumcheon-gu becomes a possible commute area.
This is an example of a condition under which the demand base will expand.
In that case, if the market price in Geumcheon-gu is not unreasonably high, a market environment will be created in which the market price can continue to rise.
--- p.
205

Finding a good property comes first, rather than looking for a quick sale.
Items that are slightly more expensive than the market price are more likely to generate greater profits in the future.
Ultimately, studying real estate is about judging the appropriate market price.
The standards for understanding location and products may differ by region, and these different perspectives lead to differences in market prices in each region.
Therefore, you should not exclude an investment because the price is too high, and you should not buy it unconditionally because the price is too low.
--- p.
217

In particular, it reacts very strongly to good news.
A very large bubble is created.
Not all nine Seoul subway lines have the same premium.
The premium is highest for routes passing through the Gangnam area, which has 1.5 million jobs.
Lines 2, 3, 7, and 9 have the highest premiums.
The premium for lines 6 and 8, which only pass through certain areas, is relatively low.
Moreover, the premium for light rail will be even lower.
A representative example is the Ui-Sinseol Light Rail Transit.
--- p.291~292

Where should I start? Look for areas with job opportunities and connections to the metropolitan transportation network.
In particular, it is necessary to pay attention to the GTX (Greater Capital Area Express Railway) line that connects to the 3rd new town.
The GTX-A line connecting Unjeong and Dongtan in Paju, Gyeonggi Province, has already begun construction.
However, there are still many properties with a selling price of 10 million won per 3.3㎡.
Places like this will go up even more after completion.
There are many stations on Line A.
The extension benefits can be enjoyed even in Eunpyeong-gu and Seodaemun-gu in Seoul.
Below, the areas around Yongin, Hwaseong, and Pyeongtaek stations can all be said to be beneficiary areas.
--- p.
319

I think it's not too late now.
To those of you who are still waiting, I say this again:
“As long as you don’t give up on that house, the chances of that apartment’s value falling are very low.” Those who can afford it now should do their best to secure a home.
That's all the advice I can give you.
--- p.
357

It seems like now is the time to be wary of 'blind buying'.
High-end locations and high-end products can be investments that take time to resolve, but for low-end locations and low-end products, time can actually be a drawback.
Of course, there are still many apartments to buy.
But from now on, the number of properties that should not be purchased is also increasing.
The two properties must be distinguished.

--- p.
378~379