Korea property tax calculator 2026 — jaesanse from official price
Korean housing property tax estimator. Same engine as the Korean page. Enter the official announced price (공시가격), not market price. Excludes fire facility tax, tax-burden caps, and comprehensive real estate tax (종부세).
2026 fair-market value ratio
| Case | FMV ratio (2026) |
|---|---|
| 1 household 1 home · official ≤ ₩300M | 43% |
| 1 household 1 home · ₩300M–600M | 44% |
| 1 household 1 home · over ₩600M | 45% |
| Multi-home / corporate / other housing | 60% |
2026 housing property tax rates
| Tax base | Standard rate | 1-home special (official ≤ ₩900M) |
|---|---|---|
| ≤ ₩60M | 0.1% | 0.05% |
| ≤ ₩150M | ₩60,000 + 0.15% of excess | ₩30,000 + 0.1% of excess |
| ≤ ₩300M | ₩195,000 + 0.25% of excess | ₩120,000 + 0.2% of excess |
| Over ₩300M | ₩570,000 + 0.4% of excess | ₩420,000 + 0.35% of excess |
Payment schedule
- Assessment date: owner of record on June 1 each year
- 1st installment (July 16–31): half of the annual tax — if property tax (base + urban) is ₩200,000 or less, the full amount is billed in July
- 2nd installment (Sep 16–30): the remaining half
- Bills often add a separate fire facility tax (지역자원시설세), so the actual amount can be higher than this estimate
What this calculator does / does not do
- Does: official price → FMV ratio → base tax (standard or 1-home special) + urban 0.14% + local education tax 20%, split July/September
- Does not: comprehensive real estate tax (종부세), fire facility tax, tax-base or tax-burden caps, land/building-only bases, municipal rate adjustments
Sources: Local Tax Act §§111, 111-2, 112, 115, 151; Enforcement Decree §109 (2026 FMV ratios). Checked 2026-10-16.
확인일 2026-10-16. 주택 공시가격(시가표준액)만 다룹니다. 공정시장가액비율: 1세대1주택 43~45%(시행령 §109, 2026 납세의무 성립분), 그 밖의 주택 60%. 특례세율(§111의2)은 공시가 9억 이하 1주택에만 (−0.05%p, 2026분까지). 도시지역분 0.14%(§112), 지방교육세=본세×20%(§151). 납기: 재산세(본세+도시지역분) 20만원 이하 7월 일시, 초과 시 7·9월 절반(§115). 미반영: 지역자원시설세(소방분), 과세표준상한, 세부담상한, 지자체 탄력세율·건축물·토지 별도 과표. 종부세는 공제할 재산세액·연령·보유공제 복잡도 때문에 아직 올리지 않음. 결과는 참고용이며 고지서는 관할 시·군·구. — 출처: 지방세법 시행령 제109조(공정시장가액비율), 지방세법 제111조(세율), 지방세법 제111조의2(1세대1주택 특례세율), 지방세법 제112조(도시지역분), 지방세법 제151조(지방교육세), 지방세법 제115조(납기), 서울시 ETAX 재산세 모의계산
FAQ
Where do I find the official price?
Check Korea Real Estate Board’s price notice site (realtyprice.kr), Wetax, or your district office for the apartment/house official price (공시가격). Enter that price, not the market sale price — market price will overstate the tax.
Property tax vs comprehensive real estate tax?
Property tax (재산세) is a local tax billed by the city/district on most homes. Comprehensive real estate tax (종부세) is a national tax for owners whose total official prices exceed the deduction (₩1.2B for one home, ₩900M otherwise, 2026). It is not calculated here because the property-tax credit, age and holding-period deductions are complex.
Does the 1-home special rate apply?
If you are a 1-household 1-home owner and the official price is ₩900M or less, a special rate 0.05pp lower than the standard rate applies (Local Tax Act §111-2, through the 2026 tax year). The 43–45% fair-market ratio applies separately.
How much do I pay in July and September?
Usually half each. If the property tax (base + urban portion) is ₩200,000 or less, the whole amount is billed in July (Local Tax Act §115).
What about tax-burden caps and fire facility tax?
Tax-burden caps (limits on year-over-year increase) and fire facility tax need prior-year and building data, so they are not included. Your bill can differ — check your local government or Seoul ETAX simulation.
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