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Question

What is the difference between jeonse and wolse?

As of · sources retrieved from official Korean authorities

Jeonse requires a large lump‑sum deposit (often 10 % upfront then the rest on move‑in) with no monthly rent, while Wolse uses a smaller deposit (about 10‑20 times the monthly rent) plus regular monthly payments; the landlord must return the full Jeonse deposit at lease end, but may keep it for unpaid rent or utilities, and Wolse deposits are refundable unless the contract is broken. Full details below.

The rule this rests on

[8]조세특례제한법Article 94

Article 94 of the Income Tax Act, Article 8 of the Securities Transaction Tax Act, and Article 5 (1) 5 of the Act on Special Rural Development Tax shall apply to listed stocks among the stocks traded through a multilateral-trade contracting company under Article 8-2 (5) of the Financial Investment Services and Capital Markets Act, regarding that they are traded on the securities market. [This Article Wholly Amended by Act No. 12173, Jan. 1, 2014] | Article 104-5 Deleted. <by Act No. 12173, Jan

[9]상가건물 임대차보호법Article 10-4

Article 10-4 shall not apply to any of the following commercial building leases: | 1. | Where a commercial building, the subject-matter of the lease, is a part of a large store or quasi-large store prescribed in Article 2 of the Distribution Industry Development Act; | | 2. | Where a commercial building, the subject-matter of the lease, is the State property prescribed in the State Properties Act or public property pursuant to the Public Property and Commodity Management Act. | [This Article

  • Jeonse (Key Money)

  • Pay a large lump‑sum deposit (typically 10 % as contract fee, the rest on move‑in) for a 1‑2‑year lease.

  • No monthly rent is required during the lease term.

  • Tenant must maintain the property and obtain landlord’s permission for interior changes.

  • Landlord must fully return the deposit at the end of the contract.

  • Wolse (Monthly Rent)

  • Pay a smaller deposit, usually 10‑20 times the monthly rent, with 10 % as contract fee and the balance on move‑in.

  • Pay regular monthly rent throughout the lease.

  • If the tenant ends the contract early, the deposit is not refunded; if the landlord ends it early, they must compensate the tenant with double the deposit.

  • Deposit is normally returned at lease end, but can be reduced for unpaid rent, utilities, etc..

  • Protecting Your Deposit

  • Free, multilingual lease‑counseling is available at the Seoul Foreign Resident Center (walk‑in, phone 02‑2229‑4900, email help@sfrc.seoul.kr).

  • You can apply for a Jeonse Deposit Guarantee from HUG to secure the return of your deposit if the landlord defaults.

  • Hotlines for Assistance

  • 132 – Legal Aid Corporation

  • 1350 – Labor Office (general counseling)

  • 1577‑0071 – Foreign Worker Counseling (English support)

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Sources fetched 2026-09-19 · Korean laws change — verify with the issuing authority before acting.

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