Finding a place to live in Korea is faster than you might expect, but it works differently from house-hunting in many other countries. Listings, viewings, and contracts almost always run through a licensed real estate agent — the neighbourhood budongsan (부동산) — and the type of home you choose has its own name, price range, and quirks. Knowing the vocabulary before you start saves you time and stops you from comparing apples to oranges.
This guide covers the main housing types, how to use apps and agents together, what the agent commission actually buys, and exactly what to check during a viewing. By the end you should be able to walk into a budongsan, describe what you want in plain terms, and budget realistically for the total cost of moving in.
The main housing types
Korean homes come in several distinct categories, and each word tells you roughly what to expect for size, price, and who lives there.
- Apart (아파트) — large high-rise apartment complexes with security, parking, and a managed maintenance system. Popular with families; usually the most expensive per home.
- Officetel (오피스텔) — a studio-office hybrid, very popular with singles and young professionals. Often centrally located, with a reception desk and modern fittings.
- Villa (빌라) — low-rise buildings, typically a few floors, more affordable than apart complexes and common in residential neighbourhoods.
- One-room / won-room (원룸) — a single combined room with a small kitchen and bathroom; the standard budget choice for students and singles.
- Goshiwon (고시원) — very small, very cheap rooms, often with shared facilities. A short-term or tight-budget option.
- Share house — rooms rented within a shared home, with common kitchen and living areas; useful for meeting people and keeping costs down.
Picking a neighbourhood and commute
Korea's subway and bus network is excellent, so many people prioritise being a short walk from a subway station over being physically close to work. Before you fix on an area, check the door-to-door commute at rush hour, not just the map distance. Also weigh the basics: nearby convenience stores and supermarkets, noise from main roads or nightlife, and whether the building is on a hill (common in older districts). A slightly cheaper room that adds an hour of daily travel rarely feels like a bargain after a few weeks.
How listings actually work: apps and agents
Most people start their search on apps and portals such as Zigbang, Dabang, and Naver Real Estate. These let you filter by area, deposit, monthly rent, and home type, and they are great for getting a feel for prices. However, in practice you usually still complete the transaction through a licensed agent, who arranges viewings, prepares the contract, and verifies the paperwork.
A common approach is to browse the apps to learn the market, then visit one or two budongsan offices in your target neighbourhood and ask them to show you what is available — agents often know listings that are not posted online, and a good local agent is one of your best protections against a bad contract.
The agent commission, explained
When you sign through an agent you pay a one-time commission called junggae-susuryo (중개수수료). This is regulated: there is an official rate table that caps the commission as a percentage based on your deposit and rent and the type of transaction. The key points for a newcomer:
- The fee exists and is roughly proportional to the size of the deal — a bigger deposit or higher rent means a higher fee.
- Because it is set by a rate table, you can and should confirm the applicable rate and the exact amount in advance, before you commit.
- The commission is separate from your deposit and rent — budget for it as its own line item.
Different home types like jeonse and wolse are calculated differently, so ask the agent to write down the expected commission for your specific deal.
What to check at a viewing
Spend time in each place rather than glancing and leaving. The room may be empty for years if you ignore a problem now. Run through this list:
- Sunlight — which direction the windows face and how dark it gets during the day.
- Mould and damp — check corners, ceilings, behind furniture, and the bathroom. Damp is hard to fix and bad for health.
- Water pressure — run the shower and taps; check the hot water comes through quickly.
- Noise — from neighbours, the corridor, traffic, and any nearby bars or main roads.
- Options / appliances — confirm exactly what is included. A "full option" (풀옵션) place includes appliances and furniture; an empty unit does not.
- Heating — ask how the home is heated and roughly what winter bills look like.
Furnished vs unfurnished
"Full option" units typically include a fridge, washing machine, air conditioner, stovetop, and sometimes a bed and desk — convenient if you arrive with little. Unfurnished units are cheaper but mean buying or renting appliances yourself. Get the included items written into the contract so there is no dispute later.
Budgeting for the real total
The headline deposit and rent are only part of the cost. Add everything up before you decide what you can afford.
| Cost | When you pay | Notes |
|---|---|---|
| Deposit | At signing / move-in | Large for jeonse, smaller for wolse |
| Monthly rent | Every month | Wolse only (jeonse has none) |
| Maintenance fee (gwallibi) | Every month | Covers common-area costs; varies by building |
| Agent commission | Once, at signing | Regulated rate table; confirm in advance |
| Moving costs | On move-in | Truck/labour; more if you have furniture |
Tips if you don't speak Korean
Plenty of foreigners rent successfully with little Korean, but a few habits help:
- Look for English-friendly agencies — some agents in international neighbourhoods speak English and are used to foreign tenants.
- Bring a Korean-speaking friend or a translation app to viewings and especially to the contract signing.
- Ask for the contract terms in writing and have key clauses translated before you sign — never rely on a verbal summary.
Wrapping up
Finding an apartment in Korea is mostly about learning the vocabulary and using apps and a trusted local agent together. Decide on a home type and neighbourhood, browse listings to learn prices, view in person with a checklist, and budget for the deposit, rent, maintenance, agent fee, and moving all at once. When you find the right place, move straight on to signing the contract safely and the practical moving-in steps. You can find more guidance in our housing and rent section, and always confirm specific figures and the commission rate directly with your agent.