Jamsil Els
Growth × Liquidity HTML Report
Bottom line: Jamsil Els has both core location quality and visible transaction liquidity. The issue is not whether it is a representative Jamsil complex; it is whether the entry price leaves enough room after financing, rates, and the sale-versus-jeonse gap. Current classification: waitlist, with core-candidate status only under price and liquidity discipline.
Conclusion first
Waitlist Representative Jamsil complex Read transactions and jeonse before price
Jamsil-dong 19, 99 Olympic-ro. A 5,678-household, 72-building complex with school, retail, Han River, and Jamsil life-zone access.
Recent brokered 84㎡ sales sit around KRW 3.375-3.40bn, while new jeonse prints are around KRW 1.25-1.40bn.
149 sales and 946 lease records over 12 months show depth, but direct-deal and renewal-contract filters matter.
Jamsil life-zone, school and retail access, Han River proximity, and large-complex scarcity.
149 sales and 946 lease records over 12 months make liquidity visible for a high-price asset.
The asset quality is clear; financing and jeonse support must justify the entry price.
Core candidate, but only with a specific unit, floor, orientation, jeonse support, and financing setup.
Strong asset quality and strong liquidity, but price margin is separate
Jeonse-based equity burden
A simple comparison between recent brokered 84㎡ sales around KRW 3.375-3.40bn and new jeonse prints around KRW 1.25-1.40bn, before adjusting for building, floor, orientation, and interior condition.
Jamsil Els has much deeper sale and rental liquidity than ultra-prime thin-sample assets, but high-end financing sensitivity remains material.
Use the real map first: Jamsil Els sits on the Jamsilsaenae · Sports Complex · Jamsil Station axis
This section embeds Google Maps so readers can check the actual road network, Han River access, station spacing, schools, and retail anchors directly.
Complex profile
Sale / jeonse signal
Jamsil peer caveat
Jamsil Els should be compared with Ricenz, Trizium, Parkrio, and Jamsil Jugong 5, but redevelopment optionality makes Jugong 5 a different underwriting case.
- Els, Ricenz, and Trizium require school, station, retail, and complex-scale comparisons.
- Jugong 5 carries redevelopment optionality rather than the same current-use valuation logic.
- Repeated same-area transactions and new jeonse prints matter more than broad Jamsil headlines.
Wait / core / review conditions
The action rules are presented as responsive cards rather than a narrow table, so the condition and action remain readable on mobile.
Strong complex, no price chasing
Liquidity is deep, but the 84㎡ equity gap is near KRW 2.0bn and financing burden is high.
When jeonse and brokered trades confirm together
Repeated brokered trades line up with rising new-jeonse support and easier rates/lending conditions.
Delay if jeonse weakens and volume thins
New jeonse weakens, sale volume slows, direct low prints increase, or lending rules tighten.
Counterpoints to keep visible
These counterpoints now sit below the action rules as a full-width review block instead of being forced beside them.
Sources and limits
| Item | Observed public data | Source | Confidence / limit |
|---|---|---|---|
| Location | Jamsil-dong 19, Songpa-gu, Seoul / 99 Olympic-ro | Public apartment information | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| Scale | 72 buildings, 5,678 households, up to 34 floors, approved on 2008-09-30 | Public apartment information | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| Parking / product | 7,455 parking spaces, 221 EV chargers, stairway layout and district heating | Public apartment information | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| Schools / district | Multiple nearby elementary and middle schools plus Lotte, Han River, and Songpa-gu office life-zone access | Public apartment information | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| Sale sample | 149 Jamsil Els sale transactions from MOLIT RTMS for Songpa-gu code 11710, 2025-06 through 2026-05 | MOLIT apartment sale transaction API | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| Lease sample | 946 rent/jeonse records over the same period; 322 pure-jeonse samples in the 84㎡ band | MOLIT apartment rent transaction API | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| 84㎡ sales | Recent brokered 84㎡ transactions include KRW 3.375bn on 2026-04-23 and KRW 3.40bn on 2026-04-13; a KRW 3.10bn print on 2026-04-30 is marked as direct deal | MOLIT apartment sale transaction API | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
| 84㎡ jeonse | Recent pure-jeonse prints include KRW 1.40bn new on 2026-05-14, KRW 1.30bn/1.25bn new on 2026-05-13, and KRW 1.35bn new on 2026-05-11 | MOLIT apartment rent transaction API | Public-data read. Re-check cancellations, registration status, direct deals, floor/orientation, and interior condition before final underwriting. |
One-line read
Jamsil Els sits above pure watchlist and belongs on the waitlist. Liquidity is real and the complex is representative, but the 84㎡ equity gap and high-end financing burden make disciplined selection more important than chasing the headline price.