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Fix the driver behind crashes, sound loss and screen glitchesFind Drivers →Repair Windows errors before they cause bigger problemsFix Now →Scan for outdated or missing drivers - takes under a minuteDriver Scan →Choose a presale apartment when you can wait for construction, manage staged payments, and accept project and completion uncertainty. Choose an existing home when an earlier move, physical inspection, and known title or building records matter more. Neither is universally cheaper or faster. Your result depends on the unit, location, household home count, tax-area designation, contract schedule, financing, tenancy status, and intended move date.
This guide compares a presale apartment that is not yet complete with an already built home bought from its current owner. A completed but unsold apartment bought from a developer is a separate case: some 2026 tax relief applies only when narrow legal conditions are met.
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What you are actually comparing
Presale apartment
A presale (분양) contract commits you to a unit before construction is complete. You pay according to the project notice and contract, usually in stages, then pay the final balance when the unit is ready for settlement and occupancy. You are buying a future completed home, so the delivery date, specifications, financing arrangements, and remedies for delay are governed by project documents rather than by an inspection of a finished apartment.
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Existing home
An existing home is already built and is purchased from its current owner. You can visit the actual unit, examine its condition and utilities, check the registry and building records, negotiate included fixtures, and agree a possession date. The home may be vacant or occupied, and a tenant, deposit, lien, attachment, or other right can affect when you obtain possession.
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Completed but unsold new apartment
A completed unit that remains unsold is not automatically treated like a presale or like an ordinary resale. The 2026 Local Tax Act Enforcement Decree contains a narrow exception for certain first acquisitions from a developer. It is discussed below; do not apply it to every new construction or every developer sale.
Quick comparison
| Question | Presale, not yet complete | Existing home from current owner |
|---|---|---|
| When can you inspect the actual home? | Not fully, because the unit is unfinished; rely on approved plans, specifications, sample units, notices and contract terms. | Before signing, you can inspect the unit, common areas, utilities, surroundings and visible defects. |
| Cash-flow pattern | Staged subscription, contract, interim and final payments. Statutory ceilings apply to some stages, but the project schedule controls. | Payment dates are negotiated in the sale contract, commonly including a deposit, interim payment if agreed, and balance; the actual contract controls. |
| Occupancy timing | After construction completion, inspection and settlement; the project schedule can change. | After closing and agreed handover, subject to any tenant or seller-occupancy arrangement. |
| Main uncertainty | Completion date, final fit-out, financing of interim stages, and whether delivered details match expectations. | Hidden defects, repair needs, title or lease issues, and the seller’s ability to deliver vacant possession. |
| Tax treatment | Acquisition-tax treatment depends on the right acquired, later acquisition, price and household status. | General acquisition-tax bands apply, with higher rates possible for multiple-home households and regulated-area cases. |
How presale payments work
The Housing Supply Rules effective June 15, 2026 distinguish four payment components: subscription amount, contract payment, interim payments and final balance. The rules set ceilings, not a promise that every development uses those exact percentages.
| Stage | Rule-based ceiling or description | What to verify in the project notice |
|---|---|---|
| Subscription payment | Up to 10% of the price. | Whether a subscription amount is required, when it is credited to the contract payment, and the refund or forfeiture rules. |
| Contract payment | Up to 20% including the subscription payment. | Number of instalments, due dates, late-payment interest and cancellation consequences. |
| Interim payments | Up to 60%, or up to 70% where the contract amount was within 10%, subject to the regulation’s stated financing exception. | Whether a collective loan is offered, who pays interest during construction, loan eligibility, disbursement dates and what happens if a lender refuses the loan. |
| Final balance | The remaining amount due at settlement; the rules do not turn this into a universal percentage for every project. | Completion and inspection dates, balance deadline, registration costs, move-in conditions and any final adjustment for measured area or options. |
Older institutional descriptions should not be mistaken for a current market average. A 2013 Korea Institute of Public Finance paper described Korean presale contracts as commonly being signed two or three years before completion and referred to a 5–10% presale-price payment in its historical discussion. Those figures provide background on how the system operated at that time, not a guaranteed 2026 timeline or deposit for your project.
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What staged payments change
- You may not need the entire purchase price on the contract date, but you must be able to fund every scheduled instalment.
- An interim-payment loan can reduce immediate cash demand, yet approval, interest responsibility, limits and draw dates are lender- and project-specific.
- If your income, debt, employment or credit profile changes before an interim or final draw, a planned loan may no longer be available on the expected terms.
- Options, upgrades, furniture packages and other contract additions can create separate payment dates. Treat them as part of the total cash requirement.
- A delay in completion can extend rent or temporary-housing costs; an early completion can require you to arrange the final balance and move sooner than planned.
Acquisition tax and other transaction costs
General housing acquisition-tax bands
Seoul Metropolitan Government guidance summarizes general housing acquisition-tax rates as follows. The applicable base, household classification, area designation and transaction facts must be checked for the actual acquisition.
| Housing value stated in the guidance | General rate |
|---|---|
| ₩600 million or less | 1% |
| More than ₩600 million through ₩900 million | Sliding rate from 1% to 3% |
| More than ₩900 million | 3% |
These are general rates, not a universal bill. Higher multiple-home rates can apply, and the result is sensitive to whether the home is in a regulated area and how the household’s homes and acquisition rights are counted. Seoul’s guidance states that presale rights and occupancy rights count when determining the number of homes. It also says acquisition tax is generally filed and paid within 60 days of acquisition, and, where registration is required, payment is due before registration.
Moving from one home to another
National Tax Service guidance describes temporary two-home treatment for a one-home household that acquires a replacement home to move. The former home generally must be disposed of within three years. The guidance states a one-year period when both homes are in adjustment-target areas. If the deadline is missed, the difference between the initial 1–3% single-home treatment and the 8% two-home rate, together with penalties, may be collected. Confirm the current adjustment-target designations, acquisition dates and household eligibility before relying on this treatment.
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Narrow 2026 completed-unsold exception
A current decree exception concerns a first acquisition from the developer between January 1 and December 31, 2026 of a qualifying completed, unsold apartment outside the capital region. The stated conditions include exclusive area of 85 m² or less and an acquisition value of ₩600 million or less. The Local Tax Act Enforcement Decree provision is effective October 1, 2026. Every condition must be met and documented; the exception does not cover all new-build apartments, all presales, or all units in Seoul and the wider capital region.
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The National Assembly Budget Office has summarized other 2026 amendments extending or modifying selected reductions, including measures for specified first-time buyers and population-decline areas. Each has its own eligibility thresholds and expiry dates. Obtain a property-specific calculation from the relevant local tax office or qualified adviser rather than subtracting an assumed benefit from your budget.
Costs that cannot be calculated from a generic comparison
The available evidence does not establish an apples-to-apples total for closing costs, maintenance, mortgage interest, repair bills or resale value. Do not treat a presale price as the total cost: add taxes, registration and legal charges, loan costs, options, moving, temporary accommodation and any rent paid while waiting. For an existing home, include the purchase price plus confirmed repairs, renovation, appliances, brokerage and any cost of resolving possession or lease issues. Obtain written quotes and a property-specific tax statement.
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Timing and occupancy
Presale timing
You commit before the building is complete and wait for construction, inspection, settlement and move-in. The project’s notice and contract are the controlling documents for target completion, interim-payment dates, extension procedures and compensation. The historical two-or-three-year description from the 2013 KIPF paper is not a current average and should not be used as your personal move-in date.
Completed new construction
A completed, unsold unit removes the construction wait, but you still need to verify final approval, defects, utility activation, title registration, settlement requirements and the developer’s handover process. Its tax treatment may differ only if the narrow 2026 exception applies.
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An existing home can offer the earliest realistic occupancy date because the building already exists. The date still depends on the contract, the seller’s move-out, repayment of any tenant deposit, registration and handover. An occupied home is not automatically available on the day you sign.
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Due diligence for an existing home
Housing Finance guidance recommends checking documents and the physical site before contracting, then checking the registry again before paying the balance. Use a written checklist and keep copies of what you reviewed.
- Check the real-estate registry. Confirm the registered owner, mortgages, provisional registrations, seizures, attachments, easements and other entries. Make sure the seller’s identity and authority match the registry.
- Review building and planning records. Confirm permitted use, building status, floor area, illegal alterations, redevelopment or reconstruction information, and any restrictions that affect your intended use.
- Visit the actual unit and common areas. Look for leaks, mold, cracks, odors, noise, ventilation, daylight, drainage, elevator condition, parking, heating, water pressure and electrical operation. Inspect storage and balconies as well as the rooms shown in photographs.
- Record what is included. List built-in appliances, air conditioners, lighting, cabinets, parking rights, storage, repair promises and removal obligations in the contract or an attached inventory.
- Confirm possession. Ask whether the home is owner-occupied, tenanted or subject to another right of occupation. Set a precise handover date and document how any tenant deposit is handled.
- Recheck immediately before the balance. Obtain a current registry extract, verify that no new lien or attachment has appeared, inspect agreed repairs, and pay only under the contract’s closing procedure.
This process can reveal problems earlier, but the source guidance does not establish a typical repair cost. Price each material defect before you decide that an existing home is cheaper.
Due diligence for a presale
- Read the official supply notice and full contract. Confirm unit size, orientation, floor, parking, common facilities, specifications, options, cancellation rules, delay provisions and the definition of completion.
- Build a dated cash-flow calendar. Enter the subscription, every contract and interim instalment, loan draw date, interest payment, final balance, taxes, registration and moving costs. Use the actual figures in the notice rather than the statutory ceilings.
- Test financing without assuming approval. Ask the lender what happens if the collective interim loan is unavailable, partially approved or repriced. Keep a reserve for the balance and for rent if completion moves.
- Check project and site information. Review the developer’s notices, approved plans, surrounding transport and services, school arrangements, construction access and any stated changes. A showroom or sample unit is not a guarantee that every finish will be delivered exactly as displayed.
- Track notices and deadlines. Missing a payment, document submission, inspection appointment or balance date can create interest, cancellation or delayed occupancy consequences under the contract.
- Attend inspection and settlement. At completion, record defects, compare delivered finishes with the contract, confirm utility and title procedures, and do not treat a move-in invitation as proof that every contractual issue is resolved.
Financing, liquidity and risk
The key financial difference is timing, not a guaranteed lower price. Presale spreads payments over construction, while an existing-home purchase concentrates the negotiated payments around closing. A staged schedule can suit a buyer whose cash arrives over time, but it can be dangerous if the buyer’s income, debt capacity or loan approval changes before the final balance.
For either option, prepare three budgets: cash required before moving, the maximum amount that can be borrowed under confirmed terms, and a reserve for delay, repairs, taxes and moving. Do not count an unapproved loan, an expected resale, or a tax reduction that has not been confirmed. Compare the same exclusive area and a similar location; otherwise a lower price may simply reflect a smaller unit, weaker transport access or different neighborhood services.
Compare two actual homes on the same six axes
| Axis | Questions to answer for both options | Evidence to collect |
|---|---|---|
| Total buyer cash and dates | How much is due before occupancy, on which dates, and what reserve remains? | Signed contract, payment schedule, tax calculation, loan offer and written quotes. |
| Earliest realistic occupancy | When can you legally and physically move, including inspection, registration, seller move-out or construction delay? | Project completion notices or possession clause, tenant agreement and handover plan. |
| Tax and incentives | What rate applies to this household, price, area and home count? Does a temporary rule actually fit? | Current local-tax determination and documents proving eligibility. |
| Title and condition | Are there liens, attachments, leases, defects, unfinished works or uncertain fixtures? | Current registry, building records, inspection report and inventory. |
| Financing | Is each draw approved, what interest is charged, and what happens if approval changes? | Written lender terms, project loan documents and fallback cash plan. |
| Daily life | How do commute, schools, transit, noise, parking, healthcare and amenities compare? | Site visits at different times and verified local information. |
Which option fits which buyer?
Presale is more suitable when
- You can wait for the project’s completion and have stable housing during construction.
- You can meet every staged payment and maintain a reserve for a large final balance.
- You value new specifications and lower initial physical-maintenance uncertainty more than immediate inspection of the finished unit.
- You have checked the contract’s delay, cancellation, option and financing clauses.
An existing home is more suitable when
- You need a defensible move-in date and can negotiate possession directly with the owner.
- You want to inspect the actual structure, utilities, neighborhood noise and included fixtures before committing.
- You can budget identified repairs and have verified title, lease and registry conditions.
- You prefer a known building and established surroundings over an unfinished project.
Common mistakes and how to avoid them
- Calling the historical presale period a current average. Treat the KIPF 2013 two-or-three-year description as historical context only.
- Using the statutory payment caps as your project’s schedule. Read the official notice and contract; the caps are ceilings and exceptions exist.
- Assuming every new apartment receives 2026 tax relief. The completed-unsold exception has a developer-sale, date, region, area and value limit.
- Ignoring household home count. Presale and occupancy rights can count in the number of homes used for tax treatment.
- Paying the balance without a fresh registry check. Recheck for new liens or attachments immediately before final payment.
- Assuming an occupied existing home is immediately vacant. Put the handover date and tenant-deposit arrangements in writing.
- Relying on an old transaction-reporting summary. A MOLIT Q&A dated to 2012 lists contract date, interim and final payment dates, property or right details and actual price, with a 60-day filing statement; verify the current reporting rule before filing.
A practical decision sequence
- Set your latest acceptable occupancy date and the amount of temporary housing you can fund.
- Compare the same size and location, then collect the presale notice or existing-home registry and building records.
- Write every payment and tax deadline on one calendar, including a reserve for delay or repairs.
- Obtain written financing terms and a fallback plan that does not depend on an unconfirmed sale or incentive.
- Apply the correct household and area tax rules, including the temporary two-home deadline if you are moving from another home.
- For an existing home, complete the physical and document inspection before signing. For a presale, resolve specification, delay, financing and cancellation questions before paying.
- Proceed only when the occupancy date, cash requirement, title or project documentation and tax treatment are acceptable under your own risk tolerance.
Bottom line
A presale apartment exchanges immediate certainty for staged cash flow and a wait for construction. An existing home exchanges the possibility of older finishes and repairs for an inspectable asset and a more direct path to possession. Compare two specific units—not abstract categories—using the payment calendar, realistic occupancy date, current household tax treatment, title and condition evidence, financing terms, and daily-life factors. A completed unsold new apartment requires a separate check against the narrow 2026 exception before you assume it receives presale or resale treatment.
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