Raemian One Bailey
Growth × Liquidity HTML Report
Bottom line: Raemian One Bailey is clearly a core-quality new-build complex in prime Banpo, but the public screen still argues for liquidity discipline rather than price chasing. Recent jeonse activity is deep, while sale transactions remain thin and the 84㎡ sale-versus-jeonse gap implies a heavy equity requirement. The current classification is watchlist, not immediate entry.
Conclusion first
Watchlist Core-quality asset Do not chase before liquidity confirms
Prime Banpo, 2023 new-build, 2,990 households, and access to Sinbanpo and Express Bus Terminal.
The 84㎡ reference sale at KRW 5.95bn versus a KRW 2.10bn jeonse print leaves a large equity burden.
Two sale transactions over three months versus 23 jeonse transactions: rental demand is visible, sale-price discovery is thinner.
Prime location, new-build scarcity, brand and community premium.
Jeonse is active, but sale depth is thin and financing sensitivity is high.
The complex quality is clear; the current entry price has less margin for financing shocks.
Move to waitlist only after repeated key-unit trades, stronger jeonse support, and improved financing conditions.
High growth quality, still-confirming liquidity
Sale-versus-jeonse gap
This is a simple public-screen comparison before adjusting for building, floor, orientation, and view.
Rental demand is visible, but at this price level buyer capacity depends heavily on equity, DSR, taxes, and rates.
Complex profile
Sale / jeonse signal
Banpo peer caveat
The new-build premium is real, but Banpo prices split sharply by river view, station distance, school preference, building, floor, orientation, and community features.
- Compare against One Pentas, Acro River Park, Banpo Xi, Raemian Firstige, and Shinbanpo assets.
- Repeated same-unit transactions matter more than a generic district-up narrative.
- Separate Banpo headlines from One Bailey’s actual sale liquidity.
Watch / wait / review conditions
| Zone | Condition | Action |
|---|---|---|
| Watch | Sale volume remains near two recent transactions while jeonse is active but the equity gap is heavy. | Watchlist. Check liquidity, jeonse, and financing before price. |
| Upgrade to waitlist | Repeated 84㎡/101㎡ trades, stronger jeonse support, and easier rates/lending rules. | Selective review of floor, orientation, view, and true urgency. |
| Re-check | Asking prices rise without closed sales, jeonse weakens, or financing conditions tighten. | Hold off on timing despite asset quality. |
Counterpoints to keep visible
- Prime-new-build bias: prime Banpo explains the premium; it does not prove margin of safety.
- Thin-sample risk: a few high-floor/view transactions can look like the whole market.
- Rental demand is not buyer capacity: active jeonse does not automatically solve DSR, equity, and rate constraints.
- Policy sensitivity: LTV, DSR, taxes, and rates directly shape high-end housing liquidity.
Sources and limits
| Item | Observed public data | Source | Confidence / limit |
|---|---|---|---|
| Official complex profile | Banpo-dong 1-1 area, 23 buildings, 2,990 households, 2023.08 move-in marker | 래미안 공식 단지 페이지 | Public portal screen. Re-check reporting corrections, cancellations, and registration status before final underwriting. |
| Public apartment data | 333 Banpo-daero, approval on 2023-08-30, 5,460 parking spaces and 415 EV chargers | 똑똑정보찾기 — 공동주택 정보제공 서비스 기반 단지 정보 | Public portal screen. Re-check reporting corrections, cancellations, and registration status before final underwriting. |
| Sale / jeonse sample | Aptrank screen dated 2026-05-16: two sales and 23 jeonse deals over three months; 29 sales and 459 jeonse deals over one year | 아파트랭킹 — 국토부 실거래가 기반 래미안원베일리 통계 | Public portal screen. Re-check reporting corrections, cancellations, and registration status before final underwriting. |
| 84㎡ reference | 84.93㎡ sale at KRW 5.95bn on 2026-04-23; 84.95㎡ jeonse at KRW 2.10bn on 2026-05-06 | 아파트랭킹 — 국토부 실거래가 기반 래미안원베일리 통계 | Public portal screen. Re-check reporting corrections, cancellations, and registration status before final underwriting. |
One-line read
The useful question is not whether One Bailey is a good complex; it is whether liquidity is strong enough at this entry price. The asset quality is core-grade, but thin sale volume and a large equity gap keep this in watchlist territory for now.