For a one-home household the comprehensive tax starts at ₩1.2B
The basic deduction for the housing portion of the comprehensive real estate tax is ₩900M, but ₩1.2B for a one-home household. On the same published price of ₩1.3B, the computed tax comes out four times apart. On 3 August 2026 the government proposed reworking the deduction, the rates and the basis of this tax. The bill has not passed the National Assembly; until it does, the current rules on this page apply.
Conditions used in the video
- Aggregate published price
- ₩1.3B
- Basic deduction (general)
- ₩900M
- Basic deduction (one-home household)
- ₩1.2B
- Fair market value ratio
- 60%
- Assessment date
- 1 June each year
Results
- One home, tax base
- ₩60M
- One home, computed tax
- ₩300,000
- Two homes, tax base
- ₩240M
- Two homes, computed tax
- ₩1,200,000
- Difference
- fourfold
At a glance
Multiply the ₩300M difference in the basic deduction by the 60% fair market value ratio and ₩180M comes out of the tax base.
- One-home household (₩1.2B deduction)₩60M
- Two homes combined (₩900M deduction)₩240M
Why it works this way
The comprehensive real estate tax is known as something you pay once the published price passes ₩900M. True enough, but one condition is missing from it: for a one-home household it starts at ₩1.2B.
And the ₩300M difference is not simply ₩300M. The tax takes the published price, subtracts the basic deduction, and multiplies what is left by the 60% fair market value ratio to make the tax base. Where the deduction line sits changes the tax base itself.
The deduction comes off first, and only 60% of what remains becomes the tax base.
- Aggregate published price₩1.3B
- − basic deduction₩900M or ₩1.2B
- × 60%tax base
On the published price, not the market price. And every home you hold is aggregated.
Let us put figures in. Take an aggregate published price of ₩1.3B.
The ₩1.2B deduction applies.
- ₩1.3B − ₩1.2B₩100M
- × 60%tax base ₩60M
- × 0.5%computed tax ₩300,000
The ₩900M deduction applies.
- ₩1.3B − ₩900M₩400M
- × 60%tax base ₩240M
- × 0.5%computed tax ₩1.2M
The rate is the same 0.5% band, but the tax base is four times over, so the tax is four times over too.
Something unexpected here. In the example above, the tax for two homes and for three or more is the same. The rate table shows why.
They begin to part company from the ₩2.5B band. Below that, the deduction line does more work than the number of homes.
- Up to ₩300M (both)0.5%
- Up to ₩1.2B (both)1.0%
- Up to ₩2.5B (two homes or fewer)1.3%
- Up to ₩2.5B (three homes or more)2.0%
- Above ₩9.4B (two homes or fewer)2.7%
- Above ₩9.4B (three homes or more)5.0%
So at ordinary sizes of home, the difference in the basic deduction does far more work than the difference in rate by number of homes. Read the rate table alone and the three-home surcharge looks frightening; in practice, whether you cross the deduction line comes first.
A one-home household also has a tax credit on top. It comes straight off the computed tax, according to how long the home has been held and the owner's age.
The two can be combined, to a joint ceiling of 80%.
- Holding period5 years 20% · 10 years 40% · 15 years 50%
- Age60 20% · 65 30% · 70 40%
- Joint ceiling80%
Ten years held and aged 65 gives 40% + 30% = 70%. After the property tax credit, ₩192,001 comes down to ₩57,601.
So an older one-home owner who has held for a long time carries a small actual burden even at a fairly high published price. Conversely, someone who bought recently has no tax credit at the same published price and pays it as it stands.
That is the computed tax. The amount actually demanded is cut twice more from there. One is the one-home tax credit just described; the other is the property tax credit.
The property tax credit exists to prevent double taxation. Having already paid property tax on the same home, charging the comprehensive tax on top would overlap, so the property tax charged on the part corresponding to the comprehensive tax base is deducted from the comprehensive tax.
A published price of ₩1.3B, a one-home household, held 10 years, aged 65.
- Computed tax₩300,000
- − property tax credit₩107,999
- − tax credit at 70%₩134,400
- Comprehensive tax₩57,601
The special rural development tax at 20% brings the total to ₩69,121. The figure does not reflect the cap on the increase in the burden or relief by ordinance.
The calculator shows this step by step. It assumes property tax was paid at the standard rates, though, so where a local ordinance has reduced the property tax the credit may come out larger than it actually is.
Finally, timing. The assessment date is 1 June each year, the same as for property tax. Whoever owned the property that day pays that year's comprehensive tax.
The legal basis
Drawn from government announcements and the statutes themselves as primary sources, covering only the relevant part.
2026 tax reform: comprehensive real estate tax overhaul (not yet passed)
In force Public notice 4-20 Aug 2026 · submitted to the National Assembly on 3 Sep 2026 (referred to committee 4 Sep) · targeted for 2027
The basic deduction for a single-home household would rise to ₩1.4bn for owner-occupiers and stay at the current ₩1.2bn for non-occupants. A married couple jointly owning one home (without electing the joint-ownership special rule) who do not live in it would see each spouse's deduction fall from ₩0.9bn to ₩0.6bn. The ₩0.9bn deduction for everyone else is not part of the reform. The fair market value ratio rises from 60% to 70%, and to 80% from 2028 for owners of three or more homes or homes in adjustment target zones (single-home households excluded). Rates would stop differing by number of homes: from 2028 a single schedule set by value alone applies, so bands above a ₩1.2bn tax base become 2.0%, 3.0%, 4.0% and 5.0% — the rates only three-home owners face today. The single-home credit shifts from years held to years lived in (in 2027 the higher of the two; from 2028 residence only), with a new cash cap of ₩8M in 2027 and ₩6M from 2028. The year-on-year burden cap stays at 150%. From assessments arising on or after 1 January 2027. (Verified against the ministry's full text on 9 Aug 2026, with the Cabinet revisions of 1 Sep 2026 — the original draft had ₩0.9bn for single-home non-occupants, ₩0.4bn plus ₩0.5bn times the occupied-home share for jointly owned non-occupied homes, and a 200% burden cap.)
What this means
If passed, the ₩1.2bn deduction, the 60% ratio, the rate table below and the 80% credit cap all change. Owner-occupiers gain on the deduction, but anyone who held a home for years without living in it loses about half the credit. A single-home non-occupant keeps the deduction but faces a heavier ratio and rate; multi-home owners are hit on ratio and rate at once. Until passage, the current rules stand.
종합부동산세법 제8조 (tax base)
In force in force
The tax base for the housing portion is, for each taxpayer, the aggregate published price of the housing less ₩900M (₩1.2B for a one-home household), multiplied by a fair market value ratio of 60 hundredths. For the housing portion of a corporation, the basic deduction is disapplied from the 2021 tax year.
What this means
Where the deduction line sits changes the tax base itself. Multiply the ₩300M difference by 60% and ₩180M comes out of the tax base.
종합부동산세법 제9조 (rates)
In force from 2023
For an individual's housing portion with two homes or fewer, the rates are 0.5% on a tax base up to ₩300M, 0.7% up to ₩600M, 1.0% up to ₩1.2B, 1.3% up to ₩2.5B, 1.5% up to ₩5B, 2.0% up to ₩9.4B and 2.7% above ₩9.4B. With three homes or more they rise to 2.0% up to ₩2.5B, 3.0% up to ₩5B, 4.0% up to ₩9.4B and 5.0% above ₩9.4B.
What this means
Up to the ₩1.2B band the rate is the same whatever the number of homes. At ordinary sizes, the basic deduction bites before the rate does.
종합부동산세법 (tax credits for a one-home household)
In force in force
A one-home household may combine credits of 20% for five years' holding, 40% for ten and 50% for fifteen with credits of 20% at age 60, 30% at 65 and 40% at 70, to a joint ceiling of 80%.
What this means
An older one-home owner who has held for a long time has as much as 80% cut from the computed tax. At the same published price, who holds it changes the burden considerably.
종합부동산세법 amendment in force 2026-01-01
In force 2026-01-01
A home in a population-declining area or an area of population-decline concern that is acquired on or after 2026-01-01 and is not in the same si, gun or gu as an existing home, among other conditions, is not counted towards the number of homes when the housing portion of the comprehensive tax is calculated. The threshold is ₩400M in an area of population-decline concern and ₩900M in a population-declining area outside the capital region. Spouses jointly holding one home may agree which of them is the taxpayer.
What this means
It partly resolves becoming a multiple-home owner over a single regional home. The conditions are detailed, so check them individually. This calculator does not reflect them.
Run it on your own numbers
The calculator opens with these conditions already filled in. Change the figures and your own case comes straight out.
Open the Comprehensive Real Estate Tax
Frequently asked
A reform bill is out. Is the calculation on this page still right?
Yes. The reform bill announced on 2026-08-03 has not yet passed the National Assembly, and its target is tax liabilities arising on or after 2027-01-01. The 2026 comprehensive real estate tax is calculated on the current rules on this page (₩1.2B deduction for one home · 60% fair market value ratio). The page will be updated once it is confirmed.
Is it ₩900M or ₩1.2B?
₩900M for housing generally and ₩1.2B for a one-home household. On the published price rather than the market price, and every home you hold is aggregated.
Is the tax much higher with three homes?
Up to the ₩1.2B band of the tax base the rate is the same as for two homes or fewer. They part company from the ₩2.5B band. At ordinary sizes, whether the deduction is ₩900M or ₩1.2B does more work than the difference in rate.
Are the tax credits automatic?
They apply once you are recognised as a one-home household. Meeting the holding period and age conditions lets them be combined, to a joint ceiling of 80%.
What is the property tax credit?
Having already paid property tax on the same home, charging the comprehensive tax on top would overlap, so the property tax charged on the part corresponding to the comprehensive tax base is deducted from the comprehensive tax (제9조제3항). This calculator assumes property tax was paid at the standard rates, so an area with relief by ordinance may differ.
What about a home held jointly by spouses?
Under the amendment in force on 1 January 2026, spouses may agree which of them is the taxpayer. Previously it was determined by share. This calculator does not reflect it.
Who pays? The owner as at when?
The owner as at 1 June each year, the assessment date. The same date as for property tax.
Results are estimates based on the inputs and on the rules as at the stated date. They may differ from a lender's actual assessment, and the rules change often. Take professional advice before any decision that matters.