27 Aug–3 Sep 2026 · VERSION 1.0
PDI MARU Global Living Pulse — Verified Inventory First
Pyeongtaek–Osan housing availability, household setup and settlement-service signalsExecutive Summary
The latest official city-level baseline remains 36,890 registered foreign residents in Pyeongtaek and 11,232 in Osan as of 30 June 2026. These are people, not renter households or contracts. This issue keeps 18 displayed transaction records and four public Paengseong-area advertisements in separate evidence tiers and prioritises verified availability, itemised total living cost and privacy-safe inquiry-to-contract tracking.
- Registered-foreigner counts are not renter-household counts.
- City housing stock is not foreigner-accessible availability.
- Asking rent, transaction rent and bundled annual terms remain separate.
- Total living cost must itemise utilities, furnishings, vehicle and move-in services.
- No unit movement, operational-security or personally identifiable information is collected.
1. Executive pulse
The official demand-context baseline remains 36,890 registered foreign residents in Pyeongtaek and 11,232 in Osan at 30 June 2026. This is a count of people, not renter households, leases or weekly arrivals.
No newer comparable city-level official table was verified in this review window. That is a publication-timing constraint, not evidence of no change.
2. Demand context, not demand conversion
The combined increase of 5,023 people, or 11.65%, from end-2024 to June 2026 is an official-value calculation. Household size, tenure, budget and exact living area are unavailable.
PDI should not multiply the population count by an assumed household or rental ratio. A demand estimate requires its own transparent survey or operational dataset.
3. Housing supply and availability
Pyeongtaek had 249,968 housing units and Osan 86,035 in the 2024 city-wide stock series. These totals include owner-occupied and unavailable units.
Availability should be a listing-level status with last-confirmed date, duplicate control, home type, bedrooms, parking, furnishing and pet terms.
| Area | Primary housing task | Service task | Evidence status |
|---|---|---|---|
| Paengseong/Anjeong-ri | family-home verification | move-in bundle | 4 public ads checked |
| Sinjang/Songtan | small-unit terms | multilingual lease help | transaction displays only |
| Godeok | premium apartment terms | parking/home setup | selected records |
| Osan | city inventory screen | vehicle/commute support | city-level baseline |
4. Asking terms and transaction evidence
The current evidence folder contains 18 selected displayed transaction records and four public Paengseong-area advertisements. Three ads quote rent-only terms and one uses a utilities-included package.
They are not combined into an average. Advertisements may expire, duplicate or omit conditions; displayed transactions may later change or be cancelled.
5. Household preferences
Bedrooms, furniture, appliances, parking, pet permission and commute time must be recorded as filters rather than universal preferences.
A property can be affordable on rent but unsuitable after parking, pet, deposit or furnishing constraints. PDI should publish option counts only after weekly verification.
| Area | Primary housing task | Service task | Evidence status |
|---|---|---|---|
| Paengseong/Anjeong-ri | family-home verification | move-in bundle | 4 public ads checked |
| Sinjang/Songtan | small-unit terms | multilingual lease help | transaction displays only |
| Godeok | premium apartment terms | parking/home setup | selected records |
| Osan | city inventory screen | vehicle/commute support | city-level baseline |
6. Total living cost and services
A comparable monthly cost requires deposit financing, rent, management fee, utilities, internet, furniture/appliance terms, vehicle/transport, move-in and cleaning. Missing values remain unknown.
The best near-term product is an itemised quote and coordinated setup service, with response times and vendor scope documented.
| Component | Evidence required | Rule |
|---|---|---|
| Deposit/rent | lease or current ad | keep asking vs contract separate |
| Management/utilities | itemised statement | do not assume inclusion |
| Furniture/appliances | inventory and term | purchase vs rental separate |
| Vehicle/transport | quote and commute need | no base-activity inference |
| Move/cleaning | vendor quote | date and scope required |
7. Inquiry-to-contract operations
Track anonymous stage counts for inquiry, verified shortlist, tour, application, contract, move-in and maintenance. Do not store personal details in the research dataset.
A seven-day availability recheck and reason-coded drop-off log will create the first defensible local conversion evidence.
8. Outlook, limits and disclaimer
The six-month base case is uneven choice by living area and home type. Upside requires more verified inventory and faster service response; downside follows stale ads, unclear inclusions and deposit disputes.
PDI MARU is independent and not affiliated with USFK or the U.S. Department of Defense. This research excludes unit movement and operational-security information and is not legal or real-estate advice.
6개월·1년·3년 시나리오
Upside
- verified inventory expands
- service response improves
higher shortlist-to-tour conversion
Base
- uneven area supply
- stable public baseline
verification remains the differentiator
Downside
- stale duplicated ads
- deposit disputes
trust and conversion weaken
사업기회와 위험
사업기회
- verified multilingual listing directory
- lease and deposit-protection support
- itemised home/vehicle setup bundle
- privacy-safe conversion dashboard
핵심 위험
- population interpreted as rental demand
- stale or duplicated advertisements
- bundled and rent-only prices mixed
- deposit, condition and language disputes
조사방법론과 데이터 한계
조사방법론
- Official population and housing-stock series are treated as context only.
- Displayed transactions and asking advertisements remain separate evidence tiers.
- No average is produced from non-comparable rent-only and bundled terms.
- No personal, unit-movement or operational-security data is collected.
데이터 한계
- No official living-area rental availability or vacancy series exists.
- No foreign-renter household count or housing-type distribution was verified.
- The public listing and transaction samples are selected, small and changeable.
- PDI inquiry-to-contract data was not available for this issue.