Housing & Rental Guide 🏠
한국 주거 및 임대 가이드
📋 Table of Contents
💰Korean Rental Systems (전세/월세)
Korea has a unique rental system that's different from most countries. Understanding the difference between Jeonse and Wolse is crucial for finding the right housing.
💵 Jeonse (전세) - Key Money System
A unique Korean system where you pay a large lump-sum deposit (typically 50-80% of the property value) with NO monthly rent.
How It Works:
- You pay a huge deposit (e.g., ₩200,000,000 for a Seoul apartment)
- You live rent-free for the contract period (typically 2 years)
- Landlord invests/uses your deposit and earns interest
- You get your full deposit back when you move out
- Only pay utilities (electricity, gas, internet)
✅ Pros
- No monthly rent payments
- Get full deposit back
- Inflation protection
- Lower monthly expenses
❌ Cons
- Requires massive upfront cash
- Money tied up for 2 years
- Risk if landlord defaults
- Difficult for foreigners
💳 Wolse (월세) - Monthly Rent
The traditional monthly rent system (similar to Western countries). You pay a smaller deposit plus monthly rent.
How It Works:
- Pay a deposit (보증금, typically ₩5-50 million)
- Pay monthly rent (월세, typically ₩400,000-1,500,000)
- The larger the deposit, the lower the monthly rent
- Deposit refunded when you move out
- Pay utilities separately
✅ Pros
- Lower upfront cost
- More flexible
- Easier for foreigners
- Can negotiate terms
❌ Cons
- Monthly rent payments
- Higher total cost over 2 years
- Rent may increase
- Still need deposit
🔀 Ban-Jeonse (반전세) - Hybrid System
A hybrid between Jeonse and Wolse. You pay a large deposit (larger than Wolse, smaller than Jeonse) plus a small monthly rent.
Example:
• Deposit: ₩100,000,000
• Monthly rent: ₩300,000
• Good middle ground for those who can afford large deposit but want lower monthly costs
💡 For Foreigners: Most foreigners choose Wolse(monthly rent) because it's more affordable upfront and easier to manage. Jeonse requires huge capital that most don't have available.
🏢Housing Types (주거 형태)
🏙️ Apartment (아파트)
Modern high-rise apartment complexes. Most common and desirable housing type in Korea.
Features:
- 10-40+ floors
- Security, parking, playground
- Management fee (₩100-300k/month)
- Clean, modern facilities
Cost Range:
- Seoul: ₩1-2M/month
- Jeonse: ₩200-500M deposit
- Larger and newer = more expensive
🏠 One-room (원룸)
Studio apartment with one main room. Most popular for singles and students.
Features:
- 15-25㎡ (161-269 sq ft)
- Combined living/bedroom space
- Separate bathroom and kitchen
- Usually 3-5 floors, no elevator
Cost Range:
- Seoul: ₩400-800k/month
- Deposit: ₩5-20M
- Best value for singles
🏢 Officetel (오피스텔)
Small studio units in commercial/residential buildings. Can be used as office or residence.
Features:
- 20-40㎡ compact space
- Modern, new buildings
- Elevator, security system
- Central business areas
Cost Range:
- Seoul: ₩500-1M/month
- Deposit: ₩10-30M
- Higher management fees
📚 Goshiwon (고시원)
Tiny rooms (originally for students studying for exams). Cheapest option but very small.
Features:
- 4-7㎡ (43-75 sq ft) - tiny!
- Single bed, desk, tiny space
- Shared kitchen/bathroom (some private)
- No deposit or very low
Cost Range:
- ₩250-500k/month
- Deposit: ₩0-2M
- Utilities often included
- Good for very short term
👥 Sharehouse (셰어하우스)
Shared housing with private bedroom and shared common areas. Popular among foreigners.
Features:
- Private bedroom (10-15㎡)
- Shared kitchen, living, bathroom
- International community
- Flexible contracts
Cost Range:
- ₩400-700k/month
- Deposit: ₩1-5M
- Utilities usually included
- Great for networking
🏘️ Villa (빌라)
Low-rise residential buildings (2-5 floors). Older style but more spacious than one-rooms.
Features:
- 1-2 bedroom units
- Usually no elevator
- Older buildings (renovated)
- Quieter neighborhoods
Cost Range:
- Seoul: ₩600-1.2M/month
- Deposit: ₩10-50M
- Good for families
💡 Recommendation for Foreigners: Start with a One-roomor Sharehouse for your first 6-12 months. They offer good value, flexibility, and time to explore neighborhoods before committing to a longer lease.
🔍How to Find Housing (집 구하는 방법)
🌐 Online Platforms (Most Popular)
✅ Zigbang (직방)
Most popular housing app in Korea
- iOS/Android app available
- Real-time listings
- Map-based search
- Filter by price, type, area
🌐 zigbang.com
✅ Dabang (다방)
Second most popular platform
- Similar to Zigbang
- Good property photos
- Direct contact with agents
- Korean language interface
🌐 dabangapp.com
✅ Naver Real Estate
Comprehensive property portal
- Part of Naver platform
- Detailed property info
- Market price trends
- Verified listings
🌐 land.naver.com
✅ Peter Pan (피터팬)
English-friendly sharehouse platform
- Designed for foreigners
- English interface
- Sharehouses and one-rooms
- Easy booking process
🌐 peterpanz.co
🏢 Real Estate Agents (부동산)
How to Use Real Estate Agents:
- Walk into local real estate offices (부동산 중개소)
- They're everywhere in residential areas
- Tell them your budget and requirements
- They'll show you available properties
- Agent fee: Typically 0.4-0.5% of Jeonse or 0.5 months rent for Wolse
- Bring a Korean-speaking friend if possible
🎓 University/Company Housing
- Students: Check your university's dormitory or off-campus housing office
- Workers: Some companies provide housing or housing allowances
- Teachers: EPIK and hagwons often provide free housing
💡 Pro Tip: Start your search 1-2 months before you need to move in. Visit properties in person if possible. Scams exist, so be cautious with deals that seem too good to be true. Always verify landlord ownership before paying.
💵Rental Costs by Area (지역별 임대료)
Costs vary significantly by location. Here are typical Wolse (monthly rent) prices for a standard one-room (20㎡) in different Seoul areas:
| Area | Deposit (₩) | Monthly Rent (₩) | Notes |
|---|---|---|---|
| Gangnam, Seocho | ₩10-30M | ₩800k-1.5M | Most expensive, business district |
| Jongno, Jung-gu | ₩5-15M | ₩600k-1M | Central Seoul, historical |
| Mapo, Yongsan | ₩5-20M | ₩600k-1.2M | Hongdae, Itaewon areas, expat-friendly |
| Seongdong, Gwangjin | ₩5-15M | ₩500k-900k | Seongsu, Konkuk Univ, trendy areas |
| Nowon, Dobong | ₩3-10M | ₩400k-700k | Northern Seoul, more affordable |
| Guro, Geumcheon | ₩3-10M | ₩400k-700k | Southwestern Seoul, budget-friendly |
| Incheon | ₩3-8M | ₩350k-600k | Near airport, cheaper alternative |
| Busan | ₩3-10M | ₩400k-800k | Second-largest city, beach areas |
⚠️ Additional Costs: Budget for utilities (₩50-150k/month), management fees for apartments (₩100-300k/month), and internet (₩30-50k/month). Total monthly expenses typically add ₩100-400k on top of rent.
📄Required Documents (필요 서류)
🌏 For Foreigners
To Sign a Rental Contract:
- ✅ ARC (Alien Registration Card / 외국인등록증) - Most important!
- ✅ Passport
- ✅ Korean bank account (for utility payments)
- ✅ Proof of employment or income (pay stubs, contract)
- ⚠️ Korean phone number
- ⚠️ Sometimes: Letter from employer (재직증명서)
⚠️ Without ARC Yet?
If you just arrived and don't have ARC yet:
- Stay in guesthouse or Airbnb temporarily
- Some sharehouses accept passport only
- Apply for ARC immediately upon arrival
- Takes 2-4 weeks to receive ARC
- Then start serious housing search
📝Rental Contract (임대차 계약서)
⚠️ VERY IMPORTANT - Contract Verification
- Check property ownership: Verify landlord owns the property (등기부등본)
- Confirm registration: Register your contract at district office within 30 days
- Get copies: Keep original contract and all receipts safe
- Use Korean: Contract must be in Korean (get translation if needed)
✅ What Should Be In Your Contract:
- Property address and details
- Landlord and tenant names
- Deposit amount (보증금)
- Monthly rent (월세)
- Contract period (typically 1-2 years)
- Payment due dates
- Utility payment responsibilities
- Maintenance responsibilities
- Early termination terms
- Deposit return conditions
🏠 Move-In Inspection:
Take photos/videos of everything before moving in!
- Document existing damage (walls, floors, appliances)
- Test all appliances and utilities
- Check for mold, leaks, broken items
- Note everything in writing with photos
- Send photos to landlord via KakaoTalk (keep record)
This protects you from being charged for pre-existing damage when you move out!
📦Moving In Process (입주 절차)
Sign Contract & Pay Deposit
Sign rental contract, pay deposit and first month's rent. Get receipt!
Register Contract (전입신고)
Go to district office (구청/주민센터) within 30 days to register your address. Bring ARC and contract.
Set Up Utilities
Register for electricity (KEPCO), gas, water, internet. Use apps or visit offices.
Change Door Lock (Optional but Recommended)
For security, consider changing the door lock code/key. Usually costs ₩50-150k.
Move In!
Take move-in photos, unpack, and enjoy your new home!
💡Important Tips (중요한 팁)
🚨 Avoid Scams
- Never pay before signing contract
- Verify landlord ownership
- Beware of "too good to be true" deals
- Use legitimate platforms only
- Don't send money overseas
🏢 Negotiate Wisely
- Higher deposit = lower monthly rent
- Ask about rent reduction for issues
- Negotiate move-in date flexibility
- Request repairs before signing
📍 Location Matters
- Check subway/bus accessibility
- Visit neighborhood at night
- Check nearby supermarkets
- Consider commute time to work/school
🛠️ Maintenance
- Clarify who pays for repairs
- Get landlord contact info
- Document repair requests
- Use KakaoTalk for all communication
🧊 Heating Costs
- Ondol (floor heating) is expensive
- Winter bills can be ₩200-400k/month
- Ask about average utility costs
- Insulation quality matters!
📱 Stay Connected
- Join expat Facebook groups
- Ask for recommendations
- Share housing tips with others
- Report scams to community
🗣️Useful Korean Phrases (유용한 한국어 표현)
I'm looking for a room
방 구하는데요 (bang guha neundeyo)
How much is the deposit?
보증금이 얼마예요? (bojeungeumi eolmayeyo?)
Can I see the contract?
계약서 볼 수 있어요? (gyeyakseo bol su isseoyo?)
When can I move in?
언제 입주 가능해요? (eonje ipju ganeunghaeyo?)
Is utilities included?
관리비 포함이에요? (gwallibibi pohamieyo?)
Something is broken
고장 났어요 (gojang nasseoyo)