Jeonse vs. Wolse vs. Banjeonse—2025 Guide for Foreigners Renting in Korea
![Seocho remains king at ₩273 M; Gangnam ₩260 M; Mapo hovers around the city average of ₩220 M [JoongAng 2025].](/blog/_next/image?url=https%3A%2F%2Fwww.notion.so%2Fimage%2Fattachment%253A6c4f3ad6-f14d-49d9-901d-f09ba356761f%253Aimage.png%3Ftable%3Dblock%26id%3D2324122e-aed5-805f-a4a5-e93c3e96e2e6%26cache%3Dv2&w=3840&q=75)
Feature | Jeonse (전세) | Banjeonse (반전세) | Wolse (월세) |
Deposit | 50-80 % of property value (₩200-300 M typical in Seoul) | ~25-40 % + small rent | ₩5-30 M (refundable) |
Monthly | ₩0 | Reduced | ₩600k–1.1M for studios |
Commitment | 2 yrs, hard to break | 1-2 yrs | 1 yr common, easier exit |
Most newcomers search for “rooms for rent” in Korea, but the rental system isn’t just about monthly rent.
- Wolse (월세) is the closest to what expats expect: low deposit, monthly payments. It’s flexible, predictable, and great if your employer helps with housing costs.
- Jeonse (전세) is Korea’s unique “key-money lease.” You put down a large deposit (up to 80%), pay no rent for 2 years, and get your deposit back—assuming all goes well. It’s financially efficient long-term, but risky and capital-heavy.
- Banjeonse (반전세) is the in-between: smaller deposit than Jeonse, plus some rent. Think of it as a 60:40 blend of Jeonse and Wolse.
One-Page Snapshot
ㅤ | Wolse | Jeonse | Banjeonse |
Up-front deposit | ▲ (≈ 10 %) | ▲▲▲ (50–80 %) | ▲▲ (30–40 %) |
Monthly outlay | ▲▲ | – | ▲ |
Flexibility | ★★★ (1 yr+) | ★ (2 yrs fixed) | ★★ |
Deposit risk | ★ | ★★★ | ★★ |
Best for | short stay , low cash | long stay, high cash | Balanced Option |
▲ = amount scale, ★ = higher/better
The graphic below is a 30-second decision aide.
- Start at the top:If you have roughly ₩150 M (≈ USD 110 K) in liquid cash, follow the left branch; otherwise, take the right.
- Length of stay vs. cost tolerance determines which rental model fits best.
- Staying 2 years or more → Jeonse often wins on total cost.
- Unsure about tenure or cash-strapped → Wolse keeps risk and lock-in low.
- Somewhere in-between → Banjeonse splits the difference.
Safety Checklist for Foreign Tenants
- Register your lease (전입신고 + 확정일자) within 14 days — it gives your deposit legal protection.
- Get Jeonse Deposit Guarantee insurance (SGI or HUG). Seoul and Busan offer up to ₩400,000 in subsidies.
- Use the landlord verification tool (집주인 확인 서비스) to check for mortgage or legal disputes.
- Check the building's completion certificate (사용승인서) — avoid illegal or unregistered spaces.
FAQ
Q1. Can I get a Jeonse loan as a foreigner?
A1. Yes, if you hold an ARC, a D-2+ visa, and stable income. Banks usually lend up to ~70% of the deposit value, but require full Korean-language documentation.
Q2. What if I need to break my Jeonse lease early?
A2. You’ll usually have to wait until a new tenant replaces you. If urgent, you can file an 임차권등기명령 to legally preserve your deposit rights.
Q3. How do I protect myself against Jeonse fraud?
A3. Get Jeonse Deposit Guarantee insurance. It ensures you’re reimbursed in case the landlord defaults or disappears.
Q4. Do I need to register even for a Wolse (monthly rent) contract?
A4. Yes. Even small deposits (e.g., ₩5M) are only legally protected if registered with a fixed-date stamp (확정일자).
Q5. How is Banjeonse rent calculated?
A5. Typically, monthly rent is deposit ÷ 180–240. For example, ₩100M deposit → ₩420K–₩560K/month.
Make Every Rental Price Option Work for You
Whether you’re navigating Jeonse, Wolse, or Banjeonse, there’s a lot to consider — contracts, insurance, verifications, and legal safeguards.
That’s where FOHO comes in. We take care of the paperwork, safety checks, and landlord communication, so you can focus on what really matters: your studies, career, and life in Korea.
Think of FOHO as your local housing partner—here to simplify the process and protect your peace of mind.
