🏡 Foreigners Renting in Korea — Complete Guide
Deposit / Jeonse / Wolse / How to Avoid Scams
The biggest fear for foreigners renting in Korea:
“What if I don’t get my deposit back?”
Korea’s rental system is very different from many countries:
- You must pay a deposit (보증금)
- Monthly rent or no monthly rent (Jeonse system)
- Contracts go through a real estate agent (부동산)
This guide explains everything:
✅ How rent works
✅ Required documents
✅ Step-by-step contract process
✅ How to protect your deposit
✅ How to avoid scams
🏠 Rental Types in Korea
| Type | Korean | Description |
| Monthly rent | 월세 (Wolse) | Deposit + monthly payment |
| Jeonse | 전세 | Big deposit, no monthly rent |
| Ban-Jeonse | 반전세 | Hybrid (higher deposit + small monthly rent) |
Easy comparison:
| Country | Typical system |
| Most countries | Pay monthly rent (small deposit) |
| Korea | Deposit system + Jeonse (unique to Korea) |
💰 What is the Deposit (보증금)?
A refund-required deposit paid to the landlord during the contract period.
You must receive the full deposit back when you move out unless:
- Unpaid rent exists
- Major damage beyond normal wear
The real estate agent holds the contract, not the money.
✅ Before you visit an apartment, check this
| Must Check | Why it matters |
| ✅ Deed / property registry (등기부등본) | Confirms the real owner |
| ✅ Loan amount on the property | If debt > price → high risk |
| ✅ Compare market rent | Too cheap? → scam |
| ✅ Send deposit only to landlord’s bank account | Prevents fraud |
📌 Tell the real estate agent this:
“I need the property registry before signing.”
(Korean)
“등기부등본 먼저 확인하겠습니다.”
🚨 Common rental scams targeting foreigners
| Scam | How it works |
| Fake landlord | Someone pretends to be the owner |
| Deposit disappears | Landlord has too much debt |
| Rental is too cheap | “Too good to be true” listings |
| No ** 확정일자 (legal registration)** | Deposit not protected by law |
Golden rule:
If the price is surprisingly low → it’s a trap.
🛡 How to avoid scams
✅ Use these sentences EXACTLY at the real estate office
English:
“I will transfer the deposit only to the landlord’s bank account.”
Korean (show on phone):
“보증금은 집주인 본인 명의 계좌로 송금하겠습니다.”
🏢 Contract steps (Foreigners version)
① Visit real estate agent (check building + neighborhood)
② Check property registry (owner / loan amount)
③ Pay contract deposit (usually 5–10% of total deposit)
④ Sign rental contract (3 copies)
⑤ Move in & pay remaining balance
⑥ Register contract legally: 확정일자 + address registration📄 The contract must include these sentences
🔻 If missing, DO NOT sign.
- “The landlord guarantees full return of deposit at contract end.”
- “The landlord is the legal owner of the property as stated on the registry.”
- “Conditions for early termination are agreed by both parties.”
🟩 Move-in checklist (before receiving keys)
| Check item | Done |
| Electricity / water / gas working | ☐ |
| Take photos/videos of all damages | ☐ |
| Test appliances (AC, boiler, washing machine) | ☐ |
| Ask about internet availability | ☐ |
| Receive keys / access code | ☐ |
🟨 REQUIRED after moving in
Do this within 14 days. Your deposit depends on it.
| Task | Where |
| ✅ 확정일자 (legal contract stamp) | District office (주민센터) |
| ✅ Address registration | District office |
| ✅ 전입신고 (move-in registration) | District office / app |
These two things legally protect your deposit
even if the landlord goes bankrupt.
🔧 How to get your deposit back (move-out)
Process on move-out day:
Cleaning → condition check → return keys → receive deposit via bank transferIf landlord delays the return:
➡️ Go to 주민센터 (district office)
➡️ Ask for “Deposit Return Support / Legal consultation”
📊 Average price range (realistic expectations)
| Area | Deposit | Monthly rent |
| Seoul (Hongdae / Itaewon / Gangnam) | ₩5M ~ ₩20M | ₩600K ~ ₩1.3M |
| Gyeonggi / Incheon | ₩3M ~ ₩10M | ₩450K ~ ₩900K |
If it's way cheaper — it's not a blessing, it’s a warning.
🔑 Summary
- Always check property registry (등기부등본)
- Transfer deposit only to landlord’s account
- After moving in, get 확정일자 + address registration
- If price is unusually low → assume scam
Getting a rental is easier when you know the rules.
Protect your deposit first — the room comes second.
✅ Rental Contract Checklist (Save this)
| Must-do | Completed |
| Check property registry | ☐ |
| Send deposit to landlord’s account only | ☐ |
| Ensure deposit return clause is written | ☐ |
| Verify real estate agent’s license | ☐ |
| 확정일자 + address registration done | ☐ |
