Build a House on Farmland in Korea: 2026 Permit Guide
By the RuralRoof Editorial Team · Last updated 2026-10-17 · 4 official sources
Many people who want to build a house on farmland in Korea find a cheap field first and ask about permits later. That order is risky. A field stays farmland until the county approves its conversion to another use.
This guide explains the process under the Farmland Act: which zones allow a house, the exception for farmer households, who grants the conversion permit, and how the farmland conservation charge (농지보전부담금) is calculated, with worked examples.
- Building a house on farmland needs a conversion permit (농지전용허가), or a conversion report for a qualifying farmer house (Farmland Act Arts. 34, 35) [1].
- In an agricultural promotion zone (농업진흥구역) only listed uses are allowed, such as a farmer house on a site of up to 660 m² (Art. 32; Decree Art. 29) [1] [2].
- In an agricultural protection zone, a detached house is allowed on a site under 1,000 m²; outside both zones, the general permit applies (Decree Art. 30) [2].
- The conservation charge is 30% (inside promotion areas) or 20% (outside) of the official land price per m², capped at ₩50,000 per m², and paid before the permit (Art. 38; Decree Art. 53; Rule Art. 47-2) [1] [2] [3].
Can you build a house on farmland in Korea?
Yes, but only after the land is converted. Using farmland for anything other than farming is conversion (전용), and it needs a permit or, for listed farm uses, a report (Arts. 2, 34, 35) [1].
Farmland means land actually used for crops or listed perennial plants, whatever its registered category (Art. 2) [1]. A lot recorded as 전 (dry field) or 답 (paddy) is the usual case. However, a farmed lot recorded as something else can also count.
The permit belongs to the Minister of Agriculture in law, but the decree delegates most housing-sized cases to the county (Decree Art. 71) [2]. In practice, a buyer deals with the city or county office.
One exception skips the permit: farmland in an urban area or planned management area that has already been through ministry consultation (Art. 34(1)2) [1]. The conservation charge still applies there (Art. 38(1)) [1].
“A person who intends to convert farmland shall obtain permission from the Minister of Agriculture, Food and Rural Affairs, except in the cases listed, as prescribed by Presidential Decree.”
Which farmland zones allow a house?
It depends on the zone. Provinces designate agricultural promotion areas (농업진흥지역), split into promotion zones (농업진흥구역) and protection zones (농업보호구역) (Art. 28) [1].
| Zone | House allowed? | Size limit |
|---|---|---|
| Agricultural promotion zone (농업진흥구역) | Only a qualifying farmer or fisher house | Site up to 660 m² per household (1,000 m² if housing hired workers) |
| Agricultural protection zone (농업보호구역) | Detached house (단독주택) allowed | Site under 1,000 m² inside the zone |
| Outside agricultural promotion areas | Not restricted by Art. 32; conversion permit still needed | Set by the permit review |
Promotion zones are the strictest. Article 32(1) bans land uses other than those directly tied to farming, apart from a listed set that includes farmer houses [1].
What is the farmer-house (농업인 주택) exception?
A farmer household can build a house even in a promotion zone. Decree Article 29(4) sets three conditions, and all of them must be met [2].
- A farming household builds it: farm income is more than half of total income, or at least half of the household's labour goes into farming [2].
- The house is for long-term living, not a villa or luxury house under the Local Tax Act; site total up to 660 m² per household [2].
- It stands in the same city, district, town or township as the farmland, or an adjoining one [2].
The site cap counts land the household head converted for farmer houses in the previous five years (Decree Art. 29(4)) [2]. For example, a household that used 400 m² three years ago has 260 m² left.
A farmer (농업인) includes, for example, someone farming at least 1,000 m², working 90 days a year in farming, or selling at least ₩1.2 million of produce a year (Decree Art. 3) [2].
Permit or report: who decides, and how?
A permit is the default. A report replaces it only for listed farm facilities, including farmer houses (Arts. 34, 35) [1].
For a report, the county must accept it if it complies with the Act (Art. 35(2)) [1]. A permit involves a review and can be refused.
The county or city head grants permits for promotion-area farmland under 3,000 m² and other farmland under 30,000 m² (Decree Art. 71(2)) [2]. Larger cases go to the province or the ministry [2].
The house itself also needs approval under other laws, such as a building permit or building report under the Building Act, which Decree Art. 53(3) refers to [2]. A local architect or certified administrative agent (행정사) can confirm which apply to your lot.
How is the farmland conservation charge calculated?
Area converted × a per-m² rate. The rate is 30% (inside promotion areas) or 20% (outside) of the lot's latest individual official land price (개별공시지가), capped at ₩50,000 per m² (Decree Art. 53; Rule Art. 47-2) [2] [3].
The charge applies to permits and reports alike, and must be paid before the permit is granted or the report is made (Art. 38(1), (4)) [1]. Qualifying farmer houses get a 100% reduction (Decree Art. 52, Table 2) [2].
| Case | Land price per m² | Rate | Per m² | Charge |
|---|---|---|---|---|
| Outside promotion areas | ₩40,000 | 20% | ₩8,000 | ₩2,640,000 |
| Protection zone (inside promotion areas) | ₩40,000 | 30% | ₩12,000 | ₩3,960,000 |
| Outside promotion areas, higher price | ₩300,000 | 20% = ₩60,000, capped | ₩50,000 | ₩16,500,000 |
| Qualifying farmer house | Any | 100% reduction | ₩0 | ₩0 |
The reference date is the day the permit application or report is filed (Art. 38(7)) [1]. A new official land price published before then changes the charge.
Do you need a farmland acquisition certificate to buy the field?
Yes. Buying farmland needs a farmland acquisition certificate (농취증), but holders of a conversion permit or report apply without a farming plan (Arts. 6(2)7, 8(2)) [1].
In that case the office must issue the certificate within 4 days, instead of the standard 7 days (Art. 8(4)) [1]. The farmland acquisition certificate guide covers the full rules.
Owning farmland after conversion approval is one of the listed exceptions to the rule that owners must farm their farmland themselves (Art. 6) [1]. That is why the order of steps matters for a non-farming buyer.
What happens if you build without converting the land?
The county can order the land restored, and the owner can face criminal penalties. Article 42 allows a restoration order for conversion without a permit or report [1].
Converting farmland in a promotion area without a permit carries up to 5 years in prison or a fine up to the land's official value. Outside promotion areas the cap is 3 years or half that value (Art. 58) [1].
The order can go to the person who did the work, or to the owner, occupier or manager of the land (Art. 42(1)) [1]. A buyer can inherit a seller's unapproved building on a field.
What is the step-by-step process?
Check the zone, confirm eligibility, then apply for conversion before or with the purchase. The order below follows Articles 8, 32, 34, 35 and 38 [1] [2].
- On 토지이음, check each lot's category and its promotion or protection zone status [4].
- Decide whether you apply as a farmer household (report) or as anyone else (permit) [1] [2].
- Check the site size against 660 m² (farmer house) or 1,000 m² (protection zone) [2].
- Estimate the conservation charge from the latest official land price [2] [3].
- File the conversion permit application or report with the city or county office [1] [2].
- Pay the conservation charge before the permit is granted or the report is made [1].
- Apply for the farmland acquisition certificate, without a farming plan, and register the transfer [1].
Zone checks are one of eight items in the rural house checklist. To look up an address, use address search. For a small shed instead of a house, read the 농막 and shelter guide.
Frequently Asked Questions
Can a non-farmer build a house on farmland in Korea?
Yes, but not under the farmer-house exception. A non-farmer can build only in a protection zone (site under 1,000 m²) or outside promotion areas, with a permit (Art. 32; Decree Art. 30) [1] [2].
How much is the farmland conservation charge?
30% (inside promotion areas) or 20% (outside) of the latest official land price per m², capped at ₩50,000 per m², times the area converted (Decree Art. 53; Rule Art. 47-2) [2] [3].
Is there a size limit for a farmer house on farmland?
Yes. The site can total up to 660 m² per household, or 1,000 m² where the household houses hired workers, counting conversions in the previous five years (Decree Art. 29(4)) [2].
Do farmers pay the conservation charge for their own house?
No. A qualifying farmer or fisher house gets a 100% reduction, inside or outside promotion areas (Decree Art. 52, Table 2) [2].
Can I build on 절대농지?
The Farmland Act does not use the term 절대농지. Its strictest zone is the agricultural promotion zone, where only listed farm-related uses are allowed, such as a qualifying farmer house (Art. 32(1); Decree Art. 29) [1] [2].
What if a field already has a house built without a permit?
The county can order the land restored to farmland, and the order can reach the current owner or occupier (Art. 42) [1]. Check the building records before buying.
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General information, checked against the official sources below on the date shown. No sponsored content: no office, organization, agent or seller named here paid for or reviewed this page. Rules change, so confirm with the office named or a specialist (a licensed agent or a lawyer) before you sign.
Sources
- [1]농지법 (Farmland Act), Arts. 2, 6, 8, 28, 32, 34, 35, 38, 42, 58 (in force 2026-09-18) · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-17
- [2]농지법 시행령 (Farmland Act Enforcement Decree), Arts. 3, 29, 30, 36 and Table 1, 52 and Table 2, 53, 71 (in force 2026-09-18) · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-17
- [3]농지법 시행규칙 (Farmland Act Enforcement Rule), Art. 47-2 (in force 2026-09-22) · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-17
- [4]토지이음 (land category and agricultural promotion area by parcel) · MOLIT · accessed 2026-10-17