Seoul Rentals for Foreigners — The Field Guide for Students, Professionals, and Working-Holiday Makers
TL;DR (keep this for later)
- Pick your unit type with your commute and noise tolerance first, not price first.
- Lock the paperwork: owner verification, deposit/fee math in writing, maintenance scope listed, photos before/after.
- Keep leverage at move-out: never hand over keys before the deposit is settled or scheduled in writing.
- Route money & messages through FOHO: overseas card payments, automatic receipts, and a full chat log prevent “he-said, she-said.”
1) One-Room vs. Officetel: What fits your life (not someone else’s)
Item | One-Room (빌라/다세대) | Officetel |
Typical Use | Students, first-job professionals | Professionals, long-stay WH, anyone prioritizing security |
Building/Scale | Small buildings, simple common areas | Larger buildings with security, elevators, parking |
Maintenance Fee | Often low or none; varies by building | Common; covers security/elevator/cleaning, etc. |
Comfort & Noise | Depends on building age & neighbors | Quieter halls, better insulation on average |
Trade-off | Cheaper headline rent; bigger variance in quality | Higher total cost; more predictable, “managed” living |
Quick rule: If you’re sensitive to noise or late arrivals, lean Officetel. If you’re budget-first and location-flexible, a newer one-room can be excellent value—just check insulation, boiler, and mold.
2) Rent Formats You’ll See (and how to choose fast)
Format | Deposit (KRW) | Monthly Rent | Who it suits | Watch-outs |
Monthly (월세) | Low → medium | Medium → high | Most foreigners; short/medium stays | Get fees/maintenance in writing; don’t overpay for “no deposit” variants |
Half-Jeonse (반전세) | Medium → higher | Lower than 월세 | 12+ months with some savings | Deposit risk; document owner & liens cleanly |
Jeonse (전세) | Very high | ~0 | Long stays with large cash | Only with strong owner verification + deposit insurance options |
Practical shortcut: If you are here <12 months, start with 월세. If you’ll stay 12–24 months and have savings, evaluate 반전세 to reduce monthly burn—only after you understand deposit protection.
3) The Cost Stack (so you don’t get surprised)
Line Item | What to ask, exactly |
Deposit (보증금) | Amount, when paid, exactly how it’s returned; any conditions for deductions; add a line that “cleaning/damages must be evidenced with photos/invoices.” |
Monthly Rent | Payment date, grace days, method (FOHO card payment recommended), late fee rules. |
Maintenance Fee (관리비) | List included items (security, common electricity, elevator, cleaning). Clarify heat, water, gas, internet: included vs. metered vs. separate. |
Broker Fee (중개보수) | Confirm it follows the legal cap for your rent bracket; write the exact amount in the agreement before signing. |
Move-in Works | Any promised fixes (e.g., repainting, AC service) with due dates as special terms. |
“If it’s not in the contract, it doesn’t exist.” Put extras (furniture, repainting, deep clean, repair of known defects) into Special Terms with dates.
4) The Process: From Search to Keys (no fluff)
- Define non-negotiables: commute ≤ X minutes, noise tolerance, elevator needed, minimum natural light.
- Shortlist: two neighborhoods that meet (1). Don’t chase the entire city.
- View smart: visit 3–5 units back-to-back. Bring phone charger and take photos + 10-second video sweeps of each room and bath.
- Run the basic checks: owner identity matches registry; no obvious red flags in liens/claims; maintenance inclusions are written.
- Negotiate where it matters: deposit vs. monthly trade-off; small broker-fee adjustment within the legal cap; move-in fixes.
- Sign, then pay: sign the contract with all special terms, then pay through FOHO (so receipts and chat logs exist).
- Move-in photos: timestamp your photo set (walls, corners, bathroom ceiling, under-sink, windows, boiler, appliances). Share selected photos in FOHO chat to lock the baseline.
- Within 14 days: complete move-in address procedures as required. Keep confirmations with your contract.
5) Red Flags & How to Answer (scripts you can copy)
Red flag: “Pay a large cash deposit today, we’ll handle paperwork later.”
Answer:
“I’m ready to proceed after we sign and record terms. I’ll pay via FOHO so both of us have automatic receipts.”
Red flag: “Keys first; deposit will be returned next week.”
Answer:
“Let’s agree on the exact return date in writing and process it through FOHO. I’ll return keys when the deposit is settled or scheduled.”
Red flag: Vague or “all-inclusive” maintenance without a list.
Answer:
“Please list included items (security/common electricity/elevator/cleaning) and state whether heat, water, gas, and internet are included or metered.”
Red flag: Last-minute “cleaning” or “repair” deductions at move-out without proof.
Answer:
“Please share dated photos and invoices. All payments run through FOHO, so we’ll attach documents to the thread and resolve with records.”
6) Move-in / Move-out Checklists (print-ready)
Move-in (Day 0–1)
- Boiler on/off test; hot water within reasonable time
- Bathroom ceiling, corners, silicone seams (mold/leaks)
- Window tracks, condensation, draft
- Under-sink plumbing; any drip on tissue test
- AC cooling; filter condition
- Appliances power on; fridge seals; washer drain
- Door lock battery level; spare keys
- Meter readings (if individual)
- Photo sweep of everything; upload key photos to FOHO chat
Move-out (D-7 to D-0)
- Notify move-out date in FOHO chat; confirm deposit-return method/date
- Repeat the same photo angles as move-in; attach to the FOHO thread
- Minor cleaning to “as received” condition; keep product receipts if requested
- Hand-over only after deposit is paid or a dated FOHO payment schedule exists
7) Broker Fee & Small-Talk Scripts (keeps things cordial)
- Cap & clarity:
“Can we write the broker fee as KRW ___ here so everything is clear? I’d like to pay it through FOHO with the contract.”
- Polite reduction within cap:
“Since we finalized on the first visit and paperwork is straightforward, is a small reduction possible within the legal cap? If not, I understand—let’s proceed.”
- Maintenance detail:
“Could we list what the maintenance fee includes and what is metered? It avoids misunderstandings for both of us.”
8) Why route everything through FOHO (and stop worrying)
Foreign cards welcome.
Pay the deposit and monthly rent with your overseas credit/debit card. No local account hurdles. No awkward ATM runs. Funds settle; both sides see the confirmation.
Every payment leaves a receipt—automatically.
FOHO issues timestamped receipts and keeps a full ledger: deposit in/out, rent cycles, and any agreed charges. If someone claims “I never received it,” you have the record.
All messages are in one place—searchable and saved.
Contracts, photos, promises, repair requests: FOHO chat stores it all. If a dispute arises, you won’t rely on memory or missing texts.
Cleaner exits.
Agree deposit-return dates in the FOHO thread. Attach move-out photos and (if any) invoices. This keeps deductions legitimate—and rare.
“If you can’t prove it in the FOHO thread, it probably shouldn’t be charged.”
9) Mini-FAQ (students, professionals, WH)
Q: I’m here for one semester. Which format?
A: Monthly (월세) with a modest deposit. Keep your timelines flexible and avoid over-committing. Pay via FOHO to avoid bank setup.
Q: Can I avoid surprise maintenance fees?
A: Yes—list inclusions and metered items in the contract. Ask for a typical monthly range. If unclear, move on.
Q: English support for fixes?
A: Use the FOHO chat for requests and photos. Even if the landlord prefers Korean, the written thread and timestamps protect you.
Q: I have savings—should I choose 반전세?
A: If staying 12+ months and you value lower monthly burn, consider it—only after you’re comfortable with owner verification and deposit protection steps.
FOHO is How You Rent in Seoul—Safely, Quickly, Confidently
Finding a place in a new country shouldn’t feel like a gamble. Deposits, monthly payments, repairs, move-out… there’s a lot to keep straight. FOHO keeps it straight—so you can focus on your studies, your job, and your life in Korea.
Why renters choose FOHO
- Overseas card payments for rent and deposits—no local bank account hassle.
- Automatic receipts & a clean ledger for every transaction.
- One chat thread with your landlord—from pre-move-in to move-out—so agreements and requests stay on record.
- Responsive support that actually helps, before you move in and long after you settle.
- A wide, well-curated listing pool, so you pick the place—not the other way around.
Common risk | What FOHO changes |
“We never received your rent.” | Timestamped receipts for every payment, visible to both sides. |
“That fee was agreed verbally.” | All messages in one FOHO chat, searchable and saved. |
“Keys first, deposit later.” | Clear payout timelines documented in the thread, with proof. |
If it isn’t on FOHO, it didn’t happen.
Start your lease the safe way.
Find a place. Sign with clarity. Pay in seconds. Keep every record.
