Introduction: Why Housing in Korea Feels Tricky for Newcomers
Moving to Korea is exciting, but finding housing can be one of the most stressful parts. The rental market is different from the U.S. or Europe—terms like goshiwon (고시원), officetel (오피스텔), jeonse (전세), and wolse (월세) are unfamiliar at first. On top of that, contracts are in Korean, deposits can be unusually high, and fraud cases sometimes make headlines.
But don’t worry—whether you’re here as a student, worker, or long-term resident, you can absolutely find a safe, affordable home in Korea. Let’s break it down step by step.
🔎 Step 1: Use Housing Apps & Websites
Luckily, Korea has a well-developed housing app ecosystem that makes browsing easy. You can see photos, compare prices, and filter by size or deposit.
Recommended Apps for Housing Search
- 직방 (Zigbang) – Android | iOS | Best for one-room and officetel listings, often with VR tours.
- 다방 (Dabang) – Android | iOS | User-friendly with good filtering by location and budget.
- 피터팬의 좋은방 구하기 (Peterpan’s Room) – Android | iOS | Popular among students for low-deposit rooms.
- Naver 부동산 (Naver Real Estate) – Android | iOS | Widely used for larger apartments and villas.
- Encostay – Android | iOS | A new app built for foreigners who need short-term housing without deposits.
💡 Pro Tip: Some apps now have English-friendly features, but you’ll likely need Papago translation for full navigation. Always confirm listings in person—scams sometimes involve fake photos.
🏢 Step 2: Work With a Licensed Real Estate Agency (부동산)
Even if you find a room online, finalizing through a 공인중개사 (gong-in joong-gae-sa, licensed real estate agent) is the safest move.
Benefits of Agencies:
- Verify property ownership (등기부등본).
- Draft contracts in Korean that protect you legally.
- Reduce fraud risks compared to private landlord deals.
- Help you understand deposit terms, fees, and conditions.
Typical Agency Fees (중개수수료):
- 0.3% ~ 0.8% of the deposit or contract value.
- Example: For a ₩10,000,000 deposit, expect ₩30,000–₩80,000 in fees.
Yes, you’ll pay a fee—but it’s far cheaper than losing a deposit to fraud.
⚠️ Step 3: Be Aware of 전세 (Jeonse) Fraud
Jeonse (전세) is a unique Korean system where tenants pay a large lump-sum deposit (sometimes tens of thousands of dollars) instead of monthly rent. While convenient for some, it carries risks.
Common Jeonse Risks:
- Fake landlords using forged documents.
- Properties already in heavy debt or mortgage.
- Landlords declaring bankruptcy, leaving tenants unable to recover deposits.
How to Protect Yourself:
- Always check the 등기부등본 (property registry).
- Avoid sending money before signing a verified contract.
- Prefer wolse (월세, monthly rent) or low-deposit contracts if you’re new.
- Use an agency instead of handling private deals directly.
📱 Encostay vs. Traditional Short-Term Rentals
Encostay is one of the newest options for foreigners, designed to make short-term stays easier. Unlike traditional contracts, Encostay doesn’t require a deposit—you simply pay for the duration of your stay, which makes it very convenient for international students, exchange workers, or digital nomads.
Pros of Encostay:
- No deposit required.
- Contracts are foreigner-friendly, with English support.
- Great for people staying 1–6 months.
Cons of Encostay:
- More expensive monthly rent compared to standard leases.
- Limited availability compared to mainstream apps.
💡 Important: Short-term rentals can also be arranged through local 부동산 offices, often at a much cheaper price than Encostay. For example, an officetel that costs ₩1,200,000/month on Encostay might be ₩700,000/month if negotiated through a real estate agent—but you’ll usually need a deposit.
👉 Which is better?
- If you value convenience and flexibility, Encostay is great.
- If you want the lowest price, a licensed real estate agent is still the best option.
Always weigh your priorities—budget vs. convenience—before deciding.
🏠 Types of Housing in Korea (Pros & Cons)
- Goshiwon (고시원)
- Small, single-room units, often with shared bathrooms/kitchens.
- Best for short-term stays and tight budgets.
- Prices: ₩200,000–₩500,000 per month.
- One-Room Apartments (원룸)
- Studio apartments are popular with students and workers.
- Affordable but compact.
- Prices: ₩400,000–₩700,000 monthly.
- Officetel (오피스텔)
- Apartment-office hybrid, often modern and centrally located.
- Higher deposit but better facilities.
- Prices: ₩600,000–₩1,200,000 monthly.
- Sharehouses
- Increasingly popular among foreigners.
- Rent includes utilities, internet, and community space.
- Great for networking, but less privacy.
📋 Other Quick Tips for Housing Search
- Location Matters:
Choose areas near subway stations, universities, or workplaces. Popular neighborhoods for foreigners include Itaewon, Hongdae, Gangnam, and Suwon (for students and workers at Samsung HQ). - Hidden Costs:
Check if maintenance fees, internet, and utilities are included. Sometimes electricity and gas are billed separately. - Contract Length:
Standard leases are 1–2 years, but goshiwon, sharehouses, and Encostay allow short stays. - Deposit Flexibility:
Some landlords allow negotiation between deposit and monthly rent (e.g., higher deposit = lower monthly rent).
✅ Summary
Encostay vs. 부동산 Short-Term Rentals vs. Goshiwon
| Feature | Encostay | 부동산 Short-Term Lease | Goshiwon (고시원) |
|---|---|---|---|
| Deposit | ❌ None required | ✅ Usually required (₩1–5M+) | ✅ Small or none |
| Monthly Rent | 💰 Higher (₩900K–₩1.5M) | 💰 Lower (₩500K–₩900K) | 💰 Cheapest (₩200K–₩500K) |
| Contract Length | Flexible (1–6 months) | Standard (3–12 months, negotiable) | Very flexible (1 month+) |
| Ease for Foreigners | ✅ Very foreigner-friendly (English support) | Expats, students, and digital nomads needing short-term, no-deposit | ✅ Easy, no paperwork-heavy contracts |
| Housing Type | Modern officetels & apartments | One-room or officetels | Small single rooms, shared kitchen/bath |
| Utilities | Often included | Usually separate | Usually included |
| Best For | Expats, students, and digital nomads needing short-term, no-deposit | Foreigners staying 3+ months on a budget | Students, budget travelers, short stays |
💡 Takeaway:
- Encostay = best for flexibility + convenience, but expensive.
- 부동산 short-term = best for longer stays at cheaper cost, but requires a deposit & Korean paperwork.
- Goshiwon = best for low budget and super short stays, but limited comfort.
Finding housing in Korea as a foreigner doesn’t have to be scary. By combining apps like Zigbang, Dabang, and Encostay with the support of a licensed real estate agent, you’ll minimize risks and secure a safe home.
Remember:
- Encostay = flexible but more expensive.
- Real estate agencies = safer and usually cheaper long-term.
- Always check documents, avoid rushing into jeonse contracts, and see the property before transferring money.
With patience and the right resources, you’ll settle into a comfortable home—whether it’s a cozy officetel in Seoul, a budget-friendly goshiwon in Busan, or a short-term Encostay while you explore the country.