How to find an apartment in Korea as a foreigner: apps, deposits and contracts

TUREFF• •0

Renting in Korea works differently from most countries. Deposits are large, agents are everywhere, and the paperwork has steps that protect you only if you do them. This is how foreigners usually find a place.

The types of rent

Wolse (월세): monthly rent plus a deposit. The most common choice for foreigners. The higher the deposit, the lower the rent, and landlords will often adjust the balance if you ask.
Jeonse (전세): a very large lump-sum deposit and no monthly rent; the deposit is returned at the end. Common among Koreans, rarely practical for a newcomer, and the area where deposit fraud has hit tenants hardest.
Officetels (오피스텔) and one-rooms (원룸) are the typical small flats for single people. Goshiwon (고시원) and share houses are tiny furnished rooms with low deposits, useful for the first month.

Where to search

Zigbang (직방) and Dabang (다방): the main apps for one-rooms and officetels, with photos, maps and prices.
Naver Real Estate (네이버 부동산): the widest listings, including larger flats.
Facebook groups and expat communities: listings with English-speaking landlords, often furnished, sometimes at higher prices.

The apps are mostly in Korean. Browser translation helps, and listing prices appear as deposit / monthly rent in units of 10,000 won (만원), so 500/50 means a 5 million won deposit and 500,000 won a month.

Using an agent

Most listings are handled by a local agent (부동산), and the photo you saw may already be gone; agents will show you similar places. The agent's fee is legally capped by a rate that depends on the deal size. Ask for the fee up front. Agents near universities and foreign workplaces are more used to foreign tenants.

Viewing checklist

Water pressure and hot water; flush the toilet, run the shower.
Mould on walls, window frames and inside wardrobes.
Heating type: gas floor heating (ondol) is standard.
Noise from roads, bars or neighbours; visit in the evening if you can.
Phone signal, sunlight, and the direction the windows face.
What is included: air conditioning, washing machine, fridge, furniture.
Management fee (관리비): what it covers and how much it is.
Distance to a subway station on foot, not on the map.

Before you sign

Check the property register (등기부등본), available online, to confirm the owner and see whether there are large loans against the property. If the debts plus deposits already approach the property's value, your deposit is at risk.
Sign with the real owner or someone with a proper power of attorney, and pay the deposit into the owner's account.
Ask for an English translation: some agents and foreigner support centres can provide one of the standard lease, but the Korean contract is the one that counts. A bilingual friend reading the special terms (특약) is worth a lot.
Read the special terms: who pays for repairs, cleaning fees on leaving, early termination.

After you move in

Report your new address if you hold an ARC (Residence Card). Do it at the local community service centre (주민센터) or immigration, within 15 days of moving. Some sources say 14, so aim for two weeks. A late report can mean a fine.
Get a fixed date stamp (확정일자) on your contract, at the community service centre or online. With the address report, it gives your deposit legal priority.
Set up utilities: electricity, water and gas are often already connected and billed through the management fee or in your name. Gas may need a technician visit to reconnect. Internet is a separate contract with a provider.

What you need as a foreigner

A Residence Card (ARC): many landlords and most banks want one.
A Korean bank account to pay the deposit and monthly rent.
A Korean phone number, needed for the apps and for verification.

Many newcomers stay somewhere short-term until the ARC and bank account are ready, then search properly. Renting now, or just found a place? Share your questions or what you learned in the comments.