Buying a House in South Korea as a Foreigner: 2026 Rules
By the RuralRoof Editorial Team · Last updated 2026-10-16 · 10 official sources
You can buy a house in South Korea as a foreigner, but where it stands changes the process. A farmhouse in Yangpyeong and one in Paju can look identical; in Paju a foreign buyer needs a permit and a two-year residence promise.
This guide walks through the rules that decide which case you are in. It uses only the statutes and ministry notices behind them, linked at the bottom of the page.
- Yes: Korean law lets foreigners buy houses and land. The buyer files the same 30-day transaction report as a Korean citizen [1].
- Seoul, 23 Gyeonggi cities and counties and most of Incheon need a permit for foreign home buyers until 25 August 2027 [2].
- Military, heritage and ecological zones need permission before signing; without it, the contract is void [1].
- Fields (전, 답) need a farmland acquisition certificate, and foreign applicants go through a committee review [6] [7].
Can a foreigner buy a house in South Korea?
Yes. The Act on Report on Real Estate Transactions treats foreigners as ordinary parties to a sale [1]. A foreigner buys through the same contract and reports as a Korean.
Under Article 3, both parties report the actual price to the city, county or district office within 30 days of signing [1]. In practice, the licensed agent (공인중개사) who brokered the deal files it for you.
Other ways of acquiring property have their own deadlines. For example, a foreigner who inherits a house or wins it at auction reports within 6 months under Article 8 [1].
| How you acquire | Report | Deadline | Fine if missed |
|---|---|---|---|
| Purchase contract | Transaction report (Art. 3) | 30 days from signing | Up to KRW 5 million |
| Other contract (e.g. exchange) | Foreigner acquisition report (Art. 8(1)) | 60 days from signing | Up to KRW 3 million |
| Inheritance, auction, court ruling | Foreigner acquisition report (Art. 8(2)) | 6 months | Up to KRW 1 million |
| Korean owner becomes a foreign national | Continued-holding report (Art. 8(3)) | 6 months | Up to KRW 1 million |
What changed for foreign buyers in 2026?
Two changes landed in 2026. Transaction reports now ask about your visa, and the capital-region permit zone was renewed for a second year [4] [2].
Since 10 February 2026, a foreign buyer's report must state three more things, according to the government's policy briefing [4]. They are the buyer's visa status, Korean address, and whether the buyer lives in Korea 183 days a year.
On 20 August 2026, MOLIT extended the foreigner permit zone unchanged until 25 August 2027 [2]. The ministry also published figures on its effect.
According to MOLIT, foreigners' home purchases in the capital region fell 27% in the zone's first ten months, from 6,024 to 4,397 deals [2]. Foreign-owned homes nationwide reached 108,231 at the end of 2025.
Which areas need a permit before a foreigner buys a home?
All of Seoul, 23 Gyeonggi cities and counties, and 9 Incheon districts. The permit covers detached houses, multi-family houses, row houses and apartments bought by foreign individuals, companies or governments [2].
“The permit zone designated this time covers the same area as last August's designation, reflecting Incheon's administrative reorganisation (July 2026).”
A permit comes with duties. The buyer moves in within 4 months and lives there for 2 years. Breaking the duty costs up to 10% of the price per charge, according to the government briefing [3]. The charge repeats until the buyer complies.
For rural buyers, the useful detail is which Gyeonggi counties MOLIT left off the list [2]:
| Inside the zone (examples) | Not on MOLIT's list |
|---|---|
| Paju, Pocheon, Gimpo, Hwaseong | Yangpyeong, Gapyeong |
| Yongin, Anseong, Pyeongtaek | Yeoju, Icheon |
| Namyangju, Gwangju-si, Hanam | Yeoncheon, Yangju, Uijeongbu, Dongducheon |
Is rural land near the DMZ or heritage sites off limits?
Not off limits, but permission comes first. Article 9 names five kinds of protected area [1]. In each, a foreigner needs the local office's permission before signing for land:
- military base and military installation protection zones;
- designated cultural-heritage sites and their protection zones;
- natural monuments and their protection zones;
- ecological and scenic conservation areas (생태·경관보전지역);
- special wildlife protection zones.
A contract signed without that permission has no legal effect (Art. 9(3)). Signing one also carries up to 2 years' imprisonment or a KRW 20 million fine under Article 26 [1].
Islands count too. Since 26 February 2025, 17 border islands, including Baengnyeong and Yeonpyeong, have been foreigner permit zones [5].
Can a foreigner buy the farmland that comes with a country house?
Yes, with a farmland acquisition certificate (농지취득자격증명). The Farmland Act has no nationality bar, but every buyer of land registered as 전, 답 or 과수원 needs the certificate [6].
The town or township office issues it under Article 8, against a farm-management plan or a weekend-and-experience farming plan [6]. The standard process takes 7 days.
Foreign applicants wait longer. Since 18 May 2022, MAFRA has required a farmland committee (농지위원회) review for foreign applicants [7]. The review extends processing to 14 days [6].
Non-farmers have one route: weekend-and-experience farming, capped at under 1,000 m² per household outside agricultural promotion areas (Arts. 6–7) [6].
How does a non-resident bring purchase money into Korea?
Through a foreign-exchange bank. A non-resident foreigner who brings purchase money from abroad files a real-estate acquisition report with that bank (Foreign Exchange Transaction Regulation, Art. 9-42) [8].
File before you pay, with the bank that receives the funds. Keep the confirmed filing: it is the document that lets you send sale proceeds back out of Korea later.
Acquisitions without funds from abroad are filed with the Bank of Korea instead [8]. Inheritance by a non-resident foreigner needs no filing.
How much acquisition tax does a foreign buyer pay?
The same as a Korean buyer. Article 11 of the Local Tax Act sets the rates without any distinction by nationality [9].
| What you buy | Rate |
|---|---|
| Home up to KRW 600 million | 1% |
| Home KRW 600–900 million | 1–3%, sliding by price |
| Home over KRW 900 million | 3% |
| Farmland | 3% |
Local education tax and the rural special tax are added on top, and owners of several homes pay surcharges. Ask the county tax office for the total on your parcel.
What is the right order of steps for a foreign buyer?
Check the parcel first, then the money, then the paperwork. The order below follows the deadlines in the statutes cited above.
- Look up the lot number on 토지이음: permit zone, military zone, heritage or ecological designation [10].
- Inside the capital-region zone: apply for the permit and plan to live in the home for 2 years [2] [3].
- Any 전, 답 or 과수원: apply for the farmland certificate and allow 14 days [6] [7].
- Non-resident paying from abroad: file with the foreign-exchange bank before paying [8].
- Sign, then make sure the 30-day report includes your visa and 183-day status [1] [4].
Before a deposit, run the eight-record rural house checklist on the property itself. Then browse rural listings or check an address with address search. To live in the house as well, read our guide to residence after buying.
Frequently Asked Questions
Can a foreigner without a Korean visa buy a house?
Yes. No visa is needed to buy. Since February 2026, though, the transaction report records your visa status and 183-day residence [4]. Owning the house gives no right to live there.
Do foreigners pay more acquisition tax in Korea?
No. Local Tax Act Article 11 applies the same rates to every buyer [9]. A home up to KRW 600 million pays 1%, and one above KRW 900 million pays 3%.
Is Yangpyeong inside the foreigner land permit zone?
No. Yangpyeong-gun is not among the 23 Gyeonggi cities and counties in MOLIT's August 2026 designation, which runs until 25 August 2027 [2].
What happens if I sign without Article 9 permission?
The contract has no legal effect (Art. 9). Signing it can also bring up to 2 years' imprisonment or a KRW 20 million fine (Art. 26) [1].
Can a foreigner buy a small vegetable plot?
Yes, through weekend-and-experience farming: under 1,000 m² per household outside agricultural promotion areas, with a farmland certificate [6].
Where do I check if a parcel is in a military protection zone?
On 토지이음 (eum.go.kr). Enter the lot number and open the land-use plan; every zone designation on the parcel is listed there [10].
Related articles
- Rural House Checklist for Korea: 8 Records to Check (2026)
- Landlocked Land (맹지) in Korea: Road Access Rules (2026)
- Korea's Rural Empty House Bank: How It Works (2026)
- Rural Second Home Tax in Korea: Keep One-Home Relief (2026)
- Nongmak vs Rural Stay Shelter in Korea: 2026 Farmland Rules
- Unregistered Buildings (미등기 건물) in Korea: Buyer Risks (2026)
- Farmland Acquisition Certificate (농취증) in Korea: 2026 Guide
- Alien Registration in Korea After Buying a House (2026)
- Can Foreigners Buy Property in Japan? 2026 Akiya Bank Rules
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]부동산 거래신고 등에 관한 법률 (Act on Report on Real Estate Transactions), Arts. 2, 3, 8, 9, 26, 28 · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-16
- [2]외국인 투기 방지를 위해 토지거래허가구역이 1년간 연장된다 (press note, 2026-08-20) · Ministry of Land, Infrastructure and Transport (MOLIT) · accessed 2026-10-16
- [3]Foreigner land-transaction permit zone designated for the capital region (2025-08-21) · Korea.kr (government policy briefing) · accessed 2026-10-16
- [4]Foreign buyers' transaction reports: residence status and 183-day residence added (in force 2026-02-10) · Korea.kr (government policy briefing) · accessed 2026-10-16
- [5]17 border islands designated as foreigner land permit zones (2025-02-26) · Korea.kr (government policy briefing) · accessed 2026-10-16
- [6]농지법 (Farmland Act), Arts. 6, 7, 8, 10 · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-16
- [7]Farmland acquisition review tightened, incl. 농지위원회 review for foreign buyers (effective 2022-05-18) · Ministry of Agriculture, Food and Rural Affairs (MAFRA) · accessed 2026-10-16
- [8]외국환거래규정 (Foreign Exchange Transaction Regulation), Art. 9-42 · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-16
- [9]지방세법 (Local Tax Act), Art. 11 · Korea Ministry of Government Legislation (law.go.kr) · accessed 2026-10-16
- [10]토지이음 (land-use plan lookup by parcel) · MOLIT · accessed 2026-10-16