Korea Clinic Interior Construction Cost & Opening Cash Flow Calculator

Normalize thirteen clinic-specific construction trades, contingency, and Korean VAT, then stage pre-opening cash and post-opening revenue collection to find the cash trough and funding gap.

Every default is an editable fictional example. Replace it with actual trade quotes, payment dates, equipment costs, committed funding, and collection terms.

1. Area and quote basis

Use the same area basis as the trade quotes and normalize every trade to one VAT basis.

Area unit
pyeong
VAT basis for every trade

2. Contingency and payment terms

The 20/50/30 split is fictional. Enter the contract split so the three rates total 100%.

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months
%
%
%

The three payment rates must total exactly 100%.

3. Actual clinic trade quotes

Leave non-applicable medical gas, shielding, or infection-control work at zero and avoid duplicate scope.

KRW

Survey, layout, detailed drawings and confirmed site management

KRW

Existing finish removal, protection, disposal and enabling work

KRW

Clinical partitions, doors, ceilings, floors, paint and finishes

KRW

Distribution, capacity, equipment power, outlets, lighting and controls

KRW

Equipment, ductwork, supply and exhaust air, ventilation and controls

KRW

Clinical, wash and toilet water, drainage and sanitary fixtures

KRW

Authority-confirmed detector, sprinkler-head and exit-sign work

KRW

Piping and equipment confirmed for the intended clinical service

KRW

Where applicable, X-ray shielding, shielded doors and confirmed testing

KRW

Where applicable, clean or dirty flow, washing, pressure and finish upgrades

KRW

Cabling, equipment network, CCTV, call, access control and signage

KRW

Reception desk, clinical storage and fixed custom furniture

KRW

Confirmed amount not duplicated in another trade

4. Equipment and pre-opening costs

Enter actual cash amounts that are not already included in construction trades.

KRW

Refundable principal still belongs in pre-opening cash need.

KRW
KRW
KRW
KRW
KRW

5. Committed funding and cash floor

Enter only funding available before the first contract payment.

KRW
KRW
KRW
KRW

A target balance to preserve, not an expense.

6. Post-opening revenue and collection

Separate recognized revenue from cash collection to model a blended payer delay.

months
KRW
%
pp
%
months

Zero to three months; opening receivables are assumed to be zero.

7. Monthly operating outflows

Enter actual monthly cash payments rather than accounting expense.

%
KRW
KRW

Use the confirmed payment from a separate loan schedule.

KRW

8. Combined stress case

These are fixed shocks, not probabilities. They test construction, revenue, and fixed cost together.

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Construction and opening cash summary

Cash construction cost

KRW 127,050,000

KRW 2,541,000 / pyeong

Total pre-opening outflow

KRW 442,050,000

Construction, deposit, equipment and opening setup

Base cash-floor surplus

KRW 5,150,000

Low KRW 35,150,000 · month 5

Stress funding gap

KRW 82,035,000

Ending cash -KRW 52,035,000

Construction and VAT check

Entered trade subtotal
KRW 105,000,000
Contingency
KRW 10,500,000
Supply value
KRW 115,500,000
VAT
KRW 11,550,000
Cash cost per m²
KRW 768,652
Many medical services are VAT-exempt, and input VAT related to exempt activity may be non-creditable. This planner treats construction VAT as cash paid and does not decide recovery or allocation.

Post-opening operating summary

Recognized revenue
KRW 693,000,000
Cash receipts
KRW 654,500,000
Operating outflows
KRW 666,600,000
Operating net cash
-KRW 12,100,000
Ending receivables
KRW 38,500,000
Ending cash
KRW 105,850,000

First non-negative monthly cash flow

Month 6

Steady-state break-even revenue

KRW 55,000,000

Trade estimate breakdown

Entered clinic interior amount and share by trade
TradeScope reminderAmountShare
Survey, design and site managementSurvey, layout, detailed drawings and confirmed site managementKRW 5,000,0004.8%
Demolition, protection and wasteExisting finish removal, protection, disposal and enabling workKRW 6,000,0005.7%
Walls, doors, ceilings, floors and finishesClinical partitions, doors, ceilings, floors, paint and finishesKRW 30,000,00028.6%
Electrical capacity, wiring and lightingDistribution, capacity, equipment power, outlets, lighting and controlsKRW 12,000,00011.4%
HVAC and ventilationEquipment, ductwork, supply and exhaust air, ventilation and controlsKRW 10,000,0009.5%
Plumbing, drainage and sanitary fixturesClinical, wash and toilet water, drainage and sanitary fixturesKRW 12,000,00011.4%
Fire and life safetyAuthority-confirmed detector, sprinkler-head and exit-sign workKRW 4,000,0003.8%
Medical gas, compressed air and suctionPiping and equipment confirmed for the intended clinical serviceKRW 3,000,0002.9%
Radiation shieldingWhere applicable, X-ray shielding, shielded doors and confirmed testingKRW 00%
Infection-control and clean zonesWhere applicable, clean or dirty flow, washing, pressure and finish upgradesKRW 2,000,0001.9%
EMR, network, security and signageCabling, equipment network, CCTV, call, access control and signageKRW 5,000,0004.8%
Reception, storage and built-insReception desk, clinical storage and fixed custom furnitureKRW 12,000,00011.4%
Other confirmed constructionConfirmed amount not duplicated in another tradeKRW 4,000,0003.8%

Pre-opening payment schedule

Pre-opening construction payments, other outflows, cumulative outflow, and cash after committed funding
StageTimingConstructionOther outflowCumulative outflowCash after funding
Lease and construction contractM-3KRW 25,410,000KRW 100,000,000KRW 125,410,000KRW 434,590,000
Construction progressM-2KRW 63,525,000KRW 0KRW 188,935,000KRW 371,065,000
Pre-opening procurementM-1KRW 0KRW 215,000,000KRW 403,935,000KRW 156,065,000
Completion and openingOpening month M0KRW 38,115,000KRW 0KRW 442,050,000KRW 117,950,000

Monthly post-opening cash flow

The difference between recognized revenue and cash receipts remains in receivables. Ending cash continues from committed funding after all pre-opening payments.

Monthly ramp, recognized revenue, cash receipts, operating outflow, net cash, ending cash and receivables
MonthRampRecognized revenueCash receiptsVariable costFixed, debt and drawMonthly net cashEnding cashReceivables
Month 140%KRW 28,000,000KRW 12,600,000KRW 5,600,000KRW 44,000,000-KRW 37,000,000KRW 80,950,000KRW 15,400,000
Month 250%KRW 35,000,000KRW 31,150,000KRW 7,000,000KRW 44,000,000-KRW 19,850,000KRW 61,100,000KRW 19,250,000
Month 360%KRW 42,000,000KRW 38,150,000KRW 8,400,000KRW 44,000,000-KRW 14,250,000KRW 46,850,000KRW 23,100,000
Month 470%KRW 49,000,000KRW 45,150,000KRW 9,800,000KRW 44,000,000-KRW 8,650,000KRW 38,200,000KRW 26,950,000
Month 580%KRW 56,000,000KRW 52,150,000KRW 11,200,000KRW 44,000,000-KRW 3,050,000KRW 35,150,000KRW 30,800,000
Month 690%KRW 63,000,000KRW 59,150,000KRW 12,600,000KRW 44,000,000KRW 2,550,000KRW 37,700,000KRW 34,650,000
Month 7100%KRW 70,000,000KRW 66,150,000KRW 14,000,000KRW 44,000,000KRW 8,150,000KRW 45,850,000KRW 38,500,000
Month 8100%KRW 70,000,000KRW 70,000,000KRW 14,000,000KRW 44,000,000KRW 12,000,000KRW 57,850,000KRW 38,500,000
Month 9100%KRW 70,000,000KRW 70,000,000KRW 14,000,000KRW 44,000,000KRW 12,000,000KRW 69,850,000KRW 38,500,000
Month 10100%KRW 70,000,000KRW 70,000,000KRW 14,000,000KRW 44,000,000KRW 12,000,000KRW 81,850,000KRW 38,500,000
Month 11100%KRW 70,000,000KRW 70,000,000KRW 14,000,000KRW 44,000,000KRW 12,000,000KRW 93,850,000KRW 38,500,000
Month 12100%KRW 70,000,000KRW 70,000,000KRW 14,000,000KRW 44,000,000KRW 12,000,000KRW 105,850,000KRW 38,500,000

Base versus stress funding

Base and combined stress comparison of peak funding, minimum cash, cash-floor gap and ending cash
ScenarioPeak fundingMinimum cashGap incl. cash floorEnding cash
BaseKRW 524,850,000KRW 35,150,000KRW 0KRW 105,850,000
Combined stressKRW 612,035,000-KRW 52,035,000KRW 82,035,000-KRW 52,035,000

Stress applies KRW 12,705,000 of extra construction, KRW 56,000,000 target revenue, and KRW 38,500,000 monthly fixed cash cost.

Related calculators

Why clinic construction and opening cash belong in one schedule

A Korean clinic or hospital opening budget cannot be reduced to area multiplied by one fit-out rate.
The same floor area can require different clinical partitions, equipment power, plumbing, ventilation, fire work, medical gas, radiation shielding or infection-control scope.
Construction payments, the lease deposit, medical equipment and pre-opening payroll also fall on different dates.

Revenue recognition and cash collection may diverge after opening.
This calculator normalizes thirteen actual trade quotes to one VAT basis, stages contract, progress, pre-opening procurement and completion cash, and then projects one to twenty-four operating months.
It reports opening-day cash, the lowest monthly balance, funding required to preserve a selected cash floor, ending receivables and a combined downside case.

Outputs this planner deliberately does not create

  • A nationwide or regional average clinic fit-out price
  • A decision that medical gas, shielding, ventilation or clean-zone work is required or sufficient
  • Medical-facility reporting, permission, fire, building or facility compliance approval
  • A Korean input-VAT credit, refund or common-input allocation result
  • A loan approval, insurance reimbursement date, patient demand or revenue guarantee

Map all thirteen trades to the same scope

The trade list is a scope-control device rather than a pricing schedule.
One contractor may include electrical capacity in an equipment proposal, place built-ins within architectural finishes, or separate medical gas from equipment installation.
Place each amount in only one row and annotate inclusions and exclusions before comparing totals.

Thirteen clinic interior trades and the scope to verify in each quote
TradeScope to reconcile
Survey, design and site managementMeasured survey, layout, detailed drawings and the contracted site-management scope
Demolition, protection and wasteExisting finish removal, common-area protection, hauling and disposal
Walls, doors, ceilings, floors and finishesClinical partitions, doors, ceilings, floors, paint and surface finishes
Electrical capacity, wiring and lightingDistribution, equipment power, outlets, grounding, lighting and controls
HVAC and ventilationHeating and cooling equipment, ducts, supply and exhaust air and controls
Plumbing, drainage and sanitary fixturesWater and drainage for treatment, washing and toilet areas
Fire and life safetyAuthority-confirmed detectors, sprinkler heads, exit signs and related work
Medical gas, compressed air and suctionPiping and equipment confirmed for the intended clinical service
Radiation shieldingWhere applicable, X-ray shielding, shielded doors and confirmation testing
Infection-control and clean zonesWhere applicable, clean or dirty flow, washing, pressure and finish upgrades
EMR, network, security and signageCabling, equipment network, CCTV, call, access control and wayfinding
Reception, storage and built-insReception desk, clinical storage and fixed custom furniture
Other confirmed constructionConfirmed scope that is not duplicated in another trade

Non-applicable specialty work

Leave medical gas, radiation shielding or infection-control work at zero only after the intended service and responsible adviser confirm that the scope does not apply.
A zero default is not a compliance conclusion.

Direct purchase versus contractor scope

Do not add shielding, power or plumbing twice when the equipment vendor includes it.
Reconcile the equipment-body price, installation, testing and enabling construction against both the trade rows and medical-equipment input.

Normalize VAT-exclusive and VAT-inclusive quotes to cash paid

Value-Added Tax Act Article 30 sets the Korean VAT rate at 10% in current MST 276117, effective January 2, 2026.
With VAT-exclusive input, the calculator treats the trade subtotal and contingency as supply value and adds 10%.
With VAT-inclusive input, it treats the total as cash paid and separates supply value and embedded VAT.

Construction cash formulas

Trade subtotal = sum of thirteen entered trades

Contingency = trade subtotal x contingency rate

VAT-exclusive cash cost = (trade subtotal + contingency) x 1.1

VAT-inclusive supply value = (trade subtotal + contingency) / 1.1

Article 26(1)(5) of the Act and Article 35 of the Enforcement Decree define exempt medical and health services, with listed exceptions.
Article 39(1)(7) places input VAT related to exempt activity, including investment for exempt activity, within non-creditable input VAT.
A provider with taxable and exempt activity may need common-input allocation, and registration timing and tax-invoice evidence may matter.
The calculator therefore treats construction VAT as a cash outflow and does not assume a credit or refund.

Stage committed cash from contract through opening

Contract, progress and completion rates must total exactly 100%.
The schedule places the lease deposit with the contract payment, equipment and pre-opening costs one month before opening, and the final construction payment at opening.
Replace the fictional 20%, 50% and 30% split with the signed contract.

  1. Lease and construction contract: combine the contract payment and refundable lease-deposit cash requirement
  2. Construction progress: compare the progress payment with any lender draw condition and certification date
  3. Pre-opening procurement: place equipment, non-medical fixtures, professional fees, payroll, marketing, systems and opening inventory
  4. Completion and opening: place the construction balance and any extra construction shock

Committed-funding assumption

Available cash, committed loan draw and confirmed non-repayable support are assumed to be available before the first scheduled payment.
A progress-based facility loan or post-completion reimbursement violates that simplifying assumption.
Enter unapproved facilities at zero and maintain a separate dated draw schedule when timing affects bridge funding.

Separate the revenue ramp from cash collection

Assuming mature revenue from the first month can hide the working-capital trough.
The calculator multiplies target monthly revenue by the month-one ramp, adds the monthly percentage-point ramp and caps it at 100%.
This is a user planning assumption rather than a patient-demand forecast.

Recognized revenue

Target monthly revenue is multiplied by each month’s ramp rate.
Variable cash cost uses the same month’s recognized revenue.

Cash receipts

The same-month share is collected immediately and the remainder after the selected zero-to-three-month delay.
Opening receivables are zero.

Ending receivables

Deferred amounts due after the analysis horizon are not pulled forward into cash.
They remain visible as ending receivables.

Monthly net cash equals receipts less variable cost, fixed operating cash, debt service and owner draw.
Steady-state break-even revenue divides fixed cash, debt service and owner draw by the contribution ratio after the collection delay has washed through.
It is not accounting profit, an insurer payment decision or a lender-defined debt-service coverage ratio.

How to use the calculator

Step 1: normalize area and VAT basis

Confirm whether each quote uses net or gross area and convert every trade to either VAT-exclusive or VAT-inclusive input.

Step 2: reconcile inclusions and exclusions

Map actual amounts once across the thirteen rows and leave confirmed non-applicable specialty work at zero.

Step 3: stage construction and opening payments

Match the payment split to the signed construction contract, then add deposit, equipment, professional, payroll and opening costs.

Step 4: enter only committed funding

Add cash, loan proceeds and support available before the first payment, then set the cash balance that operations should preserve.

Step 5: model revenue and collection

Enter mature target revenue, initial ramp, monthly ramp, same-month collection share and the delay for the remaining share.

Step 6: model operating cash and downside

Enter variable and fixed cash, confirmed monthly debt service and owner draw, then combine construction, revenue and fixed-cost shocks.

Step 7: reconcile the trough to documents

Review the minimum-cash month, cash-floor gap, ending receivables and stress gap before returning to quotes, payment terms and funding documents.

Read the fictional 50-pyeong worked example

The example is a deterministic formula check, not an actual Korean clinic quote or market average.
It uses KRW 105,000,000 of entered trades, 10% contingency, VAT-exclusive input, a 20/50/30 payment split, KRW 315,000,000 of other pre-opening outflows and KRW 560,000,000 of committed funding.
Construction cash is KRW 127,050,000 and total pre-opening outflow is KRW 442,050,000.

Base and combined stress results for the fictional 50-pyeong clinic example
ResultBaseCombined stress
Construction cash costKRW 127,050,000KRW 139,755,000
Opening-day cashKRW 117,950,000KRW 105,245,000
Recognized revenueKRW 693,000,000KRW 554,400,000
Cash receiptsKRW 654,500,000KRW 523,600,000
Operating net cash-KRW 12,100,000-KRW 157,280,000
Minimum cashKRW 35,150,000 in month 5-KRW 52,035,000 in month 12
Gap including cash floorKRW 0KRW 82,035,000
Ending receivablesKRW 38,500,000KRW 30,800,000

Focus on the cash trough, not only the total

Base opening-day cash is KRW 117,950,000, but the one-month collection delay pulls cash down to KRW 35,150,000 in month 5.
That leaves only KRW 5,150,000 above the protected KRW 30,000,000 floor.
Adding 10% construction cost after contingency, reducing target revenue by 20%, and raising fixed cash cost by 10% produces a KRW 82,035,000 funding gap including the floor and negative KRW 52,035,000 ending cash.

Four practical uses for the schedule

Compare contractor proposals

Re-map each proposal to the same thirteen rows rather than comparing only the headline total.
Check the largest trade, zero rows, direct-purchase duplication, VAT basis and contingency treatment.

Negotiate loan draw timing

Compare contract, progress, equipment and completion dates with lender release conditions.
A sufficient approved amount can still leave a temporary bridge gap when funds arrive later than payments.

Revise the opening date

Update pre-opening payroll, equipment installation and confirmed delay cost when construction moves.
The model does not automatically add rent or management cost for a longer construction period.

Defend working capital

The minimum balance can occur before the first positive monthly cash flow.
Use the cash-floor funding need and stress gap to test scope reductions, staged payments, extra equity or a genuinely available working-capital facility.

Medical-facility opening and facility standards remain separate

The current Medical Service Act checked through the National Law Information Open API on August 11, 2026 is law ID 001788, MST 285327, effective April 7, 2026.
Article 33(3) addresses reporting for clinic-level facilities, including medical, dental and Korean medicine clinics, while Article 33(4) addresses prior review and permission for hospital-level facilities.
Article 36 connects opening to facility specifications, safety facilities, high-cost medical equipment and other requirements set by ministerial rule.

The current Enforcement Rule is law ID 007863, MST 286963, effective June 12, 2026.
Article 25 addresses clinic-level opening documents, including floor plans and structural descriptions, evidence for specified requirements and authority checks that include fire facilities.
Article 34 connects facility standards to Annex 3 and facility specifications to Annex 4.
Entering a fire, shielding or medical-gas amount does not establish compliance or acceptance.

Checks to complete before signing construction

  • Local city, county, district and public-health-office reporting or permission path and documents
  • Architect review of use, egress, accessibility, structure and facility requirements
  • Applicable fire, electrical, telecom, radiation and medical-gas specialist work
  • Landlord consent, reinstatement duty, utility capacity and common-area constraints
  • Korean tax-adviser review of exempt and taxable activity, input VAT and evidence

Tips for a reliable quote and cash schedule

  • Issue the same drawings and trade schedule: a lower total may simply omit work when contractors price different scope
  • Label the VAT basis: mark every quote and enter only amounts normalized to the selected basis
  • Reconcile equipment enabling work: confirm whether power, plumbing, shielding, floor reinforcement, delivery and commissioning are included
  • Count only committed funding: exclude pending limits, conditional support and post-completion reimbursements from opening cash
  • Separate recognition from collection: delayed cash changes both the trough and ending receivables
  • Combine downside inputs: construction overrun and slower revenue can occur while fixed cash cost is higher
  • Refresh the schedule frequently: replace assumptions as contracts, progress certificates, equipment orders, hiring and opening dates become firm

Frequently asked questions

Does the calculator recommend a market cost per pyeong?

No. Fit-out cost varies with location, specialty, building condition, utility capacity, equipment, finishes and scope.
Enter quotes prepared against the same drawings and trade schedule, then treat the calculated cost per pyeong as a normalization of your own inputs rather than a Korean market benchmark.

What if VAT-inclusive and VAT-exclusive quotes are mixed?

Convert every trade to one basis first.
Divide a VAT-inclusive amount by 1.1 to derive a net supply value, or multiply a VAT-exclusive supply value by 1.1 to derive cash paid, then reconcile rounding and the tax invoice.
The calculator applies one VAT selection to all thirteen trades, so mixed inputs can omit or duplicate tax.

Can a medical provider simply remove construction VAT because medical services are exempt?

No. Article 26 of the Value-Added Tax Act and Article 35 of its Enforcement Decree define exempt medical and health services, while Article 39(1)(7) places input VAT related to exempt activity within the non-creditable category.
Taxable services, mixed taxable and exempt activity, common-input allocation, registration timing and evidence can change the actual result.
This planner keeps contractor VAT in cash paid and leaves recovery and allocation to a Korean tax adviser.

Which collection delay should I use for Korean insured revenue?

The calculator does not prescribe a standard delay.
Build a weighted assumption from same-month cash, card and non-covered receipts and later insurance, screening-contract or other receipts using the actual operating plan or comparable records.
The zero-to-three-month field is a simplified blended model, so use a separate receivables schedule when payer timing differs materially.

How should loan principal and monthly payments be entered?

Enter only principal committed and available before the first payment as the committed loan draw.
Enter the confirmed monthly principal and interest payment as monthly debt service after preparing a separate amortization schedule.
If the lender releases funds against construction progress, the assumption that all funding is available at contract start is not valid and a separate draw schedule is required.

Does a positive ending balance mean the facility can legally open?

No. It only means the entered funding and cash-flow assumptions preserved the selected cash floor.
Medical Service Act Article 33 distinguishes clinic-level reporting from hospital-level prior review and permission, while Article 36 and the Enforcement Rule connect opening to facility, safety and related requirements.
Confirm the site, drawings, fire review and every specialty-specific requirement with the local authority and qualified designers before construction.

Official sources and update basis

The following current-history records were checked directly through the Korean National Law Information Open API on August 11, 2026.
They support the 10% cash-VAT formula and the tax, reporting, permission and facility-review boundaries only.

  • Value-Added Tax Act, law ID 001571, MST 276117, effective January 2, 2026, Articles 26, 30 and 39
  • Enforcement Decree of the Value-Added Tax Act, law ID 003666, MST 283641, Article 35, article effective February 27, 2026
  • Medical Service Act, law ID 001788, MST 285327, effective April 7, 2026, Articles 33 and 36
  • Enforcement Rule of the Medical Service Act, law ID 007863, MST 286963, effective June 12, 2026, Articles 25 and 34
  • National Law Information Open API guide

Build the opening cash schedule from actual documents

Normalize the thirteen trades and VAT basis, then enter the deposit, equipment, committed funding, revenue ramp and collection terms.
Comparing the base cash trough with the combined stress funding gap identifies the period that needs a contract, scope or funding adjustment before opening.

This is a planning worksheet. Reconfirm construction scope, medical-facility procedure, tax and lending terms with the responsible Korean authorities and advisers.