FOHO Blog – Global Housing & Living Guide for Foreigners

10 Essential Facts Foreigners Must Know Before Renting and Living in South Korea (2025 Guide)

Moving to South Korea? From housing deposits (jeonse vs. wolse) to waste rules, crowds, safety, and drinking culture—this 2025 guide gives foreign tenants practical, fact-checked advice with comparisons to Japan, Germany, and Singapore.

Evan Han

CEO & Founder of FOHO, a housing platform for foreigners in Korea. Experienced in rental market trends, proptech innovation, and foreign tenant support.

Sep 8, 2025

TIPSeoulRegion

Table of contents

01Living in South Korea: A Practical, Fact-Checked Guide for Foreign Tenants & Long-Term Newcomers
•Why this guide?
•Contents
•1) Housing & Deposits: Jeonse vs. Wolse (what those numbers really mean)
•2) Protecting Your Deposit: the registration most foreigners miss
•3) Waste & Recycling: why street bins are scarce—and how to do it right
•4) Crowds, Space & Daily Etiquette (your “micro-behavior” matters)
•5) Drinking Culture: the soju truth (data beats mythology)
•6) Language: English helps, but won’t carry your errands
•7) Safety Snapshot
•8) Country Comparisons (rent, space, English, waste)
•9) Micro-tips most guides skip

Living in South Korea: A Practical, Fact-Checked Guide for Foreign Tenants & Long-Term Newcomers

Why this guide?

Most “life in Korea” posts are personal diaries. Useful, but not enough when you’re signing a lease, setting up utilities, or navigating real-world rules. This guide keeps the anecdotes to a minimum and focuses on how things actually work—with sources, checklists, and side-by-side comparisons.

Housing & Deposits (Jeonse vs. Wolse)

Protecting Your Deposit (what to register, when)

Waste & Recycling (why there are so few street bins)

Crowds, Space & Daily Etiquette

Drinking Culture (soju truth, with data)

Language Reality Check (English availability)

Safety Snapshot

At-a-glance Country Comparisons

Essential Mini-Glossary (Korean terms you’ll actually use)

1) Housing & Deposits: Jeonse vs. Wolse (what those numbers really mean)

Korea’s rental market uses two main systems. The mechanics surprise most newcomers, so learn these before your first viewing.

A. Two core contracts

Contract type	What you pay up front	Monthly rent	Typical lease term	Notes
Jeonse (전세)	A large lump-sum deposit (often 50–80% of market value)	0	~2 years	Deposit is returned at end of lease; system rooted in eras of higher interest rates. (Acuity Knowledge Partners, 위키백과)
Wolse (월세)	Smaller deposit (commonly 10–20× monthly rent)	Yes	1–2 years	You can often trade a higher deposit for lower rent. (Official Website of the, Global Property Guide)

In jeonse… tenants pay a one-time deposit of 50–80% of the market value… returned at the end of the lease.

How listings are written: You’ll see formats like “30,000/50” → ₩30,000,000 deposit / ₩500,000 per month. For jeonse, you’ll just see the big lump sum and no monthly.

Furnished or not? Long-term rentals are often unfurnished (officetels are an exception and may include appliances). Confirm inclusions in writing.

2) Protecting Your Deposit: the registration most foreigners miss

High deposits mean you must protect the money on paper.

Register the lease and your moving-in date under the Housing Lease Protection Act to secure priority rights over the deposit. Local law firms provide English guides and steps; if a landlord delays your refund, courts can issue a leasehold registration order. (Kang & Shin Law Firm, seoullawgroup.com)

Quick checklist (print this):

Copy of signed lease (with deposit & term)

Proof of address/move-in (e.g., moving-in report)

Lease registration at district office (문의: 구청)

Utility bills in your name (establishes residence history)

Calendar a reminder 90 days before lease end to discuss renewal or new tenant (for smooth deposit return)

3) Waste & Recycling: why street bins are scarce—and how to do it right

Newcomers ask the same question on day one: “Where are all the public trash cans?” Short answer: Korea’s Pay-As-You-Throw policy reshaped behavior starting in the 1990s. To curb people dumping household garbage in public bins, cities removed many street bins. In Seoul alone, the number of public bins fell by about 30% from 2019 to 2022. (Korea Joongang Daily)

“In just three years… 2,000 trash cans were removed… from 6,940 (2019) to 4,956 (2022).” (Korea Joongang Daily)

Korea’s food-waste program is also strict and effective (smart bins, paid bags, high recycling rates). (The New Yorker)

How to handle your trash like a local:

Carry it until you reach home or a station bin.

Learn your building’s color-coded bag rules (general, food, recycling).

Expect weighed food-waste bins in many complexes; charges are usage-based. (The New Yorker)

4) Crowds, Space & Daily Etiquette (your “micro-behavior” matters)

Seoul is dense and fast. The metro area has ~26 million residents; crowds are the norm on buses and subways. (위키백과)

Everyday etiquette that prevents friction:

Offer your seat to elders; use two hands when giving/receiving items.

Expect close quarters in lines and elevators—less “sorry,” more flow.

On trains: keep phone volume low; eating on board isn’t common.

5) Drinking Culture: the soju truth (data beats mythology)

Korean socializing often revolves around shared bottles and toasts. Data backs the reputation: surveys of global liquor consumption have repeatedly found Korea at or near the top—famously cited at ~13.7 shots of liquor per adult per week (dominated by soju). (Quartz, PMC)

“South Koreans drink 13.7 shots of liquor per week on average—the most in the world.” (Quartz)

Survive (and enjoy) a hoesik (work dinner):

First pour from seniors; two hands for pouring/receiving.

Pace yourself; somaek (soju+beer) drinks sneak up on you.

A polite, firm “I’m on medication / I have an early morning” is accepted.

6) Language: English helps, but won’t carry your errands

English signage exists, but outside expat districts and major hubs, expect limited spoken English. Benchmarks place Korea in the “moderate” proficiency band globally (EF EPI country page). (EF Education)

Actionable plan:

Learn Hangul (the alphabet) first—it’s quick and unlocks menus & apps.

Install Papago for on-the-spot translation.

Keep a photo album of key phrases (banking, real estate, pharmacy) in Korean.

7) Safety Snapshot

Korea consistently ranks as a peaceful, low-crime society relative to many countries. On the Global Peace Index 2024, South Korea ranked 46th (lower score is better = more peaceful). It’s not top-10 like Singapore, but it’s a place where most residents feel comfortable walking at night in busy areas. (Institute for Economics & Peace, Vision of Humanity)

8) Country Comparisons (rent, space, English, waste)

Use this to calibrate expectations if you’re choosing between popular expat destinations.

Topic	South Korea	Japan	Singapore	Germany
Rental deposits	Jeonse: ~50–80% of value (no monthly) • Wolse: 10–20× monthly rent as deposit + rent. (Acuity Knowledge Partners, 위키백과, Official Website of the, Global Property Guide)	Key money culture exists but smaller; monthly rent standard. (General context)	1–2 months’ rent deposit standard; monthly rent. (General context)	Usually 1–3 months deposit; monthly rent. (General context)
Street bins	Fewer bins due to PAYT & anti-dumping policy; strict separation & food-waste tech. (Korea Joongang Daily, The New Yorker)	Bins available but recycling strict. (Context)	Cleanliness strict; bins managed centrally. (Context)	Well-distributed bins; deposit-return schemes growing. (Context)
Crowding	Metro area ~26M; rush hours are packed. (위키백과)	Dense in Tokyo/Osaka. (Context)	Dense but systems efficient. (Context)	Busy in metros; less extreme density overall. (Context)
English proficiency	Moderate; expect gaps in daily services. (EF Education)	Moderate; varies by area. (Context)	High institutional English. (Context)	High in many cities. (Context)
Alcohol culture	Soju-centric, high per-capita liquor intake. (Quartz)	Nomikai culture strong. (Context)	Social drinking common; strict rules. (Context)	Beer/wine culture; stricter driving limits. (Context)

(“Context” cells are general orientation only; the Korea column is fully cited.)

9) Micro-tips most guides skip

Viewings: Bring a phone flashlight (inspect mold, window seals).

Utilities: Ondol floor heating = cozy winters but mind gas bills; ask for last winter’s bill before signing.

Maintenance fee (관리비): Clarify what’s included (elevator, security, internet, water/gas/electric basics).

Food allergies / dietary needs: If avoiding seafood, learn “해물 빼고 주세요” (please leave out seafood); seafood stocks are common in soups/stews.

Documents: Passport, ARC (residence card), Korean phone number, and a local bank account will smooth everything (from internet to deliveries).

Before you start messaging landlords, do this with FOHO

Renting in Korea is straightforward when nothing is ambiguous.

FOHO keeps the practical bits tight and visible—so you don’t miss a fee, a date, or a step.

Verified, foreigner-friendly listings only: we actively screen for red flags and remove suspicious posts fast.

Up-front numbers: deposit/rent/관리비 and key conditions are laid out clearly before you inquire.

One place for everything: inquiry → viewing schedule → move-in checklist → deposit-return reminder, all tracked in your account.

Paperwork confidence: plain-language summaries of what you’re agreeing to (no legal translation claims), plus the exact steps to register your lease and protect your deposit.

On-time, no-surprise payments: gentle reminders for due dates and a clear record of what’s been paid.

Start here:

➡︎ Browse current rooms — See verified options and real terms first

https://foreignerhome.com/

You’ve done the homework. FOHO is where the homework becomes a clean, mistake-free move-in.

References

Jeonse mechanics & ranges: Acuity Knowledge Partners explainer; Wikipedia overview. (Acuity Knowledge Partners, 위키백과)

Wolse deposits (10–20× monthly): Seoul Metropolitan Government; Global Property Guide. (Official Website of the, Global Property Guide)

Trash bins & PAYT context; food-waste system: Korea JoongAng Daily; The New Yorker feature on Korea’s composting model. (Korea Joongang Daily, The New Yorker)