One-room vs Officetel vs Share House in Korea: what’s the difference (and how not to get stressed)
Apartment-hunting in Korea can feel like learning a new language… even if your Korean is pretty good. There are housing types with very specific vibes (and very specific hidden costs), plus the famous deposit system that makes newcomers go, “Wait, you want HOW much upfront?”
I’m writing this as a Seoul-based foreign resident who has helped friends survive their first “budongsan tour” (부동산 = real estate office). Let’s break down the differences between one-room, officetel, and share houses, how deposits/monthly rent really work, what jeonse (전세) actually means, and how to rent more safely.
1) One-room vs Officetel vs Share House: which one fits your life?
One-room (원룸): the classic starter home
A one-room is basically a studio: one main living space + a separate bathroom, usually with a compact kitchenette. It’s popular with students, first-jobbers, and anyone who wants a simple setup without paying “premium building” costs.
- Good for: budget-friendly living, quick move-in, neighborhoods near universities and stations
- Watch out for: tiny bathrooms, weak soundproofing, humidity/mold, and “it looks bigger in photos” listings
- Ask early: “관리비 얼마예요?” (gwanlibi eolmayeyo?) = How much is the maintenance fee?
Officetel (오피스텔): modern, convenient, often pricier
An officetel is a mixed-use building type (office + residential units). In real life, many feel like newer studios in great locations—often near major subway lines—with professional building management.
- Good for: modern buildings, better security, great locations, furnished options, easier lifestyle
- Watch out for: higher maintenance fees (관리비), higher utility costs in some buildings, and sometimes more noise/foot traffic
- My tip: Ask what the maintenance fee includes (some cover water or building services; some don’t)
Share house (셰어하우스 / 룸셰어): lower move-in cost, higher “social settings”
A share house usually means you rent a private bedroom and share the kitchen/living areas (and sometimes bathrooms). Terms can be more flexible than a standard 1–2 year lease, and the upfront cost can be much lower than a private studio.
- Good for: newcomers, short stays, instant social life, lower deposit burden
- Watch out for: house rules, noise/cleanliness differences, guests policy, and what happens if a roommate leaves
- Must-check: what’s included (wifi, cleaning, utilities) and how bills are split
Quick vibe guide:
If you want privacy and predictable routines, one-room/officetel wins. If you want community and lower upfront costs, share house wins.
2) Deposits + monthly rent in Korea (and what “lease on a deposit basis” really means)
In Korea, your monthly cost isn’t just “rent.” You’ll usually see a deposit plus either monthly rent or a deposit-only structure. Here are the big three:
Wolse (월세): deposit + monthly rent
This is the most familiar to many foreigners: you pay a deposit (보증금) and a monthly rent (월세). In listings, you’ll often see it written like 500/50 meaning 5,000,000 KRW deposit and 500,000 KRW/month.
Jeonse (전세): the deposit-based lease (big deposit, little/no monthly rent)
Jeonse is the famous “deposit-based” Korean lease. You pay a large lump-sum deposit, usually for a 1–2 year contract, and you typically pay little to no monthly rent. At the end, the landlord returns the deposit (in principle).
This can be great if you have capital (or a jeonse loan) and want lower monthly payments. But because the deposit is huge, risk management matters (more on that in the precautions section).
Banjeonse (반전세): the middle option
Banjeonse (“half-jeonse”) is a hybrid: a larger deposit than wolse, and a lower monthly rent. It’s common when someone wants to reduce monthly expenses but can’t (or doesn’t want to) do full jeonse.
Extra monthly cost you should always ask about: Maintenance fee (관리비)
관리비 (gwanlibi) is a building maintenance fee that can include things like cleaning, elevator upkeep, security, and sometimes water or shared utilities. In officetels especially, this can be a meaningful monthly number.
Typical payment timing (so you don’t get surprised)
- Contract day: You often pay a small portion first (commonly around 10% of the deposit).
- Move-in day: You pay the remaining deposit (and sometimes the first month’s rent).
- Monthly: Rent + maintenance fee + utilities (depending on your contract).
Mini Korean cheat sheet:
보증금 (bojeunggeum) = deposit
월세 (wolse) = monthly rent
전세 (jeonse) = deposit-based lease (often no monthly rent)
반전세 (banjeonse) = hybrid (bigger deposit, smaller rent)
관리비 (gwanlibi) = maintenance fee
3) How to use real estate in Korea (apps + agents) and key precautions
Step 1: Use apps for browsing (but treat them like menus, not guarantees)
Many people start with Korean real estate apps/sites to get a feel for neighborhoods and price ranges. Common ones include Zigbang (직방), Dabang (다방), and Naver Real Estate (네이버 부동산).
Zigbang (직방)
Zigbang (iOS) Zigbang (Android)
Dabang (다방)
- Tip: Save 10–15 listings that match your budget and commute, then show them to a local realtor (budongsan).
- Reality check: If a listing looks “too perfect for the price,” it may be outdated or used to attract calls.
Step 2: Visit a budongsan (부동산) and ask for what you actually need
A local real estate office is still the fastest way to see real places. Bring your must-haves: budget (deposit + monthly), move-in date, preferred subway line, and whether you want furnished.
Helpful phrases:
- “원룸 보여주세요.” (wonroom boyeojuseyo) = Please show me one-rooms.
- “오피스텔도 가능해요.” (opiseutel-do ganeunghaeyo) = Officetel is also okay.
- “관리비 포함이에요?” (gwanlibi poham-ieyo?) = Is maintenance fee included?
- “보증금 조절 가능해요?” (bojeunggeum jojeol ganeunghaeyo?) = Can we adjust the deposit (to change monthly rent)?
Step 3: Know the agent fee (and that it has legal caps)
In Korea, real estate brokerage fees are capped by regulation and depend on the transaction value/type. Don’t be shy about asking the agent to calculate it clearly before you sign.
Step 4: The safety checklist (especially important for big deposits)
If you remember only one thing: don’t rush the contract. Here’s a practical checklist:
- Check the property register (등기부등본). Confirm the owner name matches the landlord, and look for mortgages/loans or legal red flags.
- Be cautious if jeonse deposit looks too close to the sale price. Extremely high jeonse-to-sale ratios can be a warning sign.
- Do move-in registration (전입신고) and get a fixed date (확정일자). These are commonly discussed steps for strengthening tenant protection and priority rights.
- Consider Jeonse deposit guarantee options. For jeonse, some tenants explore guarantee products offered by HUG (Korea Housing & Urban Guarantee).
- Document the unit condition on move-in day. Take photos/videos (floors, walls, appliances) before you fully settle in.
- Never wire big money to a “friend of the landlord” or a different name. Payments and names should match the contract and ownership information.
Gentle reminder: I’m not a lawyer—this is everyday renter advice. For high-stakes deposits, consider getting help from a Korean-speaking friend, a professional translator for the contract day, or tenant support services in your city.
Conclusion: Your best apartment in Korea is the one you understand
To recap: one-room is the practical starter, officetel is the convenient upgrade (often with higher fees), and share houses are great for flexibility and community. The real “Korea-specific” twist is the deposit structure—especially jeonse—so your superpower is knowing what to check before signing.
