This study focuses on the capital region to identify the factors that influence the recent socially problematic trend of apartment flipping. Specifically, this study examines the causes of the reversal trend in apartment buildings in three regions: the Seoul metropolitan area, the Seoul region, and the Gyeonggi-do region, categorized by real estate characteristics, macroeconomic characteristics, environmental characteristics, and timing characteristics. The data used in this study is an unbalanced panel. The entity data consisted of 59 observations in the Seoul metropolitan area, 25 in Seoul, and 26 in Gyeonggi Province, and 103 time series from April 2015 to October 2023. The main results of the analysis are as follows. In terms of environmental characteristics, we find that the implementation of the three housing lease protection laws reduces the Chonsei deposit default, which is identical to Models 1 (Seoul metropolitan area), 2 (Seoul), and 3 (Gyeonggi). After the Ukraine-Russia war, Model 2 shows an increase in apartment Chonsei default, while Models 1 and 3 show a decrease in apartment Chonsei default. The different signs suggest that the interest rate effect is stronger in Seoul. In comparison, the effect of supply shortage due to the surge in commodity prices is stronger in the Seoul metropolitan area and Gyeonggi province. In the case of COVID-19, Model 2 shows the decrease in the apartment Chonsei default due to increased money supply and decreased interest rates. Model 1 (Seoul metropolitan area) and Model 3(Gyeonggi) region generated an apartment Chonsei default because the liquidity was concentrated in Seoul, the largest investment destination due to COVID-19, the rental rate decreased in Gyeonggi-do, which increased the Chonsei default. Regarding timing characteristics, the 2023 dummy has a positive effect. The renters in the Seoul Metropolitan Area, Seoul, and Gyeonggi Province all signed Chonsei contracts in 2021, when the Chosei deposit was the highest. In 2022, the growth of apartment Chonsei deposits stagnated. In January 2023, apartment Chonsei deposits began to decline, leading to the phenomenon of apartment Chonsei deposit default, and as of November 2023, the Chonsei default phenomenon is intensifying.
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