Registered rental apartment: by when must you sell to avoid the capital gains surcharge?
Apartments registered before July 2020 as short-term (4-year) or long-term general (8-year) private purchased rental housing could stay out of the adjustment-area multi-home capital gains surcharge even after the landlord registration was cancelled, as long as the requirements were met.
The Income Tax Act Enforcement Decree amendment promulgated on 2026-09-30 (Presidential Decree No. 36737) added a sale deadline to this exemption.
A sale within the deadline keeps the basic rates and the long-term holding deduction, but a balance received the day after the deadline brings a surcharge of 20 percentage points for two homes or 30 percentage points for three or more, plus loss of the long-term holding deduction, all at once.
This registered rental apartment sale deadline calculator takes the deregistration type (automatic or voluntary), the registration and rental start dates, the standard price, adjustment-area designation and redevelopment approval details, and calculates the sale deadline that applies to the home to the day.
It also shows the days left (D-day), a recommended contract-by date, and the difference in capital gains tax and local income tax between selling within the deadline and selling after it.
If you searched for landlord deregistration or long-term rental housing capital gains tax and wondered when your own deadline falls, a single registration certificate from the Rent Home portal is enough to check.
Who needs this
- Landlords who registered an apartment as long-term general or short-term purchased rental before 2020-07-11 and whose registration has been, or will soon be, auto-cancelled
- Landlords who applied for voluntary deregistration within the mandatory period and must sell within one year of deregistration
- Two-home and three-plus-home households with a rental apartment in an adjustment area such as all of Seoul and parts of Gyeonggi
- Children or spouses managing a parent’s deregistration and sale schedule
This English page is a simplified Korea-related real estate planning estimate based on 2026 Korean rules · statutes checked on 2026-11-01 · Income Tax Act Enforcement Decree MST 290841 (in force from 2026-10-01).
Results are estimates from your inputs and are not tax advice; whether the requirements are met and the actual tax are confirmed by the tax office or a licensed tax accountant.
Why a sale deadline now: the 2026-09-30 amendment and the return of the surcharge
Article 167-3(1)2 of the Decree removes long-term rental housing from the multi-home surcharge (Income Tax Act, Article 104(7)).
When the Private Rental Housing Act amendment of 2020-08-18 (Act No. 17482) abolished the apartment long-term general and short-term rental types and made registrations cancel automatically at the end of the mandatory period, the Decree kept the exemption by treating auto-deregistered homes as having met the rental period requirement.
This amendment puts an end date on that benefit.
Presidential Decree No. 36737, promulgated on 2026-09-30 and in force from 2026-10-01, added paragraph (11) to Article 167-3 and set the deadline referred to in sub-items (ga)2), (na)2), (ra)8) and (ma)4) at 2027-12-31.
No separate transitional rule in the addendum
The addendum to Presidential Decree No. 36737 contains only Article 1 (in force from 2026-10-01) and Article 2 (application of the temporary two-home exemption in adjustment areas).
Paragraph (11) has no separate application rule, so the calculator treats the new deadline as applying to transfers on or after 2026-10-01.
The surcharge suspension ended on 2026-05-09
Item 12-2(ga) of paragraph (1) of the same article excluded the surcharge only for homes held two years or more and transferred by 2026-05-09.
Apart from land transaction permit and contract transition cases (contracts from 2026-05-10 transferred by 2026-09-09 or 2026-11-09), the surcharge again applies to multi-home sales in adjustment areas today.
That makes the remaining exemption deadline for registered rental apartments all the more important.
Article 167-10(1)2, which sets the two-home surcharge, also borrows Article 167-3(1)2 as is, so the same deadline applies whether you have two homes or three or more.
A sale within the deadline is taxed at basic rates unlike ordinary multi-home owners, and a sale after it is surcharged exactly like ordinary multi-home owners.
Check the requirements first: sub-items (ga) and (ma)
The sale deadline matters only for homes that met the long-term rental housing requirements in the first place.
Purchased rental apartments are assessed under either sub-item (ga) or sub-item (ma) depending on when they were registered, and a home that fits neither is surcharged in an adjustment area regardless of any deadline.
Long-term rental housing requirements for registered rental apartments (sub-items ga and ma) and thresholds| Requirement | Details | Basis | Threshold |
|---|
| Registration timing (ga) | Short-term or long-term general apartments with business and landlord registration completed by 2018-03-31 | Item 2(ga)1) | 2018-03-31 |
| Registration timing (ma) | Long-term general apartments applied for from 2018-04-01 to 2020-07-10 (short-term excluded) | Item 2(ma)2) | 2020-07-10 |
| Standard price | Combined standard price of the home and its land at the rental start date (capital region / outside) | Main text of (ga) and (ma) | 600M / 300M won |
| Rent increase | Cap on deposit and monthly rent increases, no further increase within one year | Main text of (ga) and (ma) | 5% |
| Rental period | 5 years for (ga), formerly 8 years for (ma) (registered before 2020-08-18, Addendum to No. 31083, Article 5) — deemed met on auto-deregistration | Proviso to the chapeau | 5 / 8 years |
Homes excluded from sub-item (ma)
- (ma)1): A long-term general rental home in an adjustment area newly acquired while the household already owned one or more homes is excluded.
Under Article 4(2) of the Addendum to Presidential Decree No. 29242 (2018-10-23), however, this does not apply to a home acquired, or for which a down payment was made, on or before 2018-09-13.
- (ma)2): Long-term general apartments applied for on or after 2020-07-11 (including change reports adding rental homes) are excluded.
- (ma)3): Homes converted from short-term to long-term general rental by a change report on or after 2020-07-11 are excluded.
- (ma)4) and (ga)2): Apartments transferred after the paragraph (11) deadline (for voluntary deregistration, the sub-item (sa) deadline) are excluded.
Apartments that are urban-type housing are outside this deadline rule, and short-term rental apartments registered on or after 2018-04-01 were never exempt.
The calculator assigns the (ga) or (ma) path from the registration timing and shows the standard price, the 5% cap and (ma)1) to 3) as a pass/fail checklist.
Automatic and voluntary deregistration have different deadlines
Former long-term general apartments and short-term rentals are deregistered automatically on the day the mandatory rental period ends under Article 6(5) of the Private Rental Housing Act.
Article 5(1) of the Addendum to Act No. 17482 keeps these types alive until deregistration while applying the former 4-year and 8-year periods, and Article 7 of that addendum treats homes whose mandatory period had already passed before 2020-08-18 as deregistered on 2020-08-18.
Automatic deregistration (end of mandatory period)
The proviso to the chapeau of Article 167-3(1)2 deems the rental period requirement of the relevant sub-item met on the day the mandatory period ends.
Under paragraph (11) the deadline is 2027-12-31 by default, or the latest date among items 1 to 3 that apply.
During the mandatory period, Article 43(1) of the same Act bars sale to anyone who is not a registered landlord, so plan the sale after the deregistration date.
Voluntary deregistration (requested within the mandatory period)
Article 6(1)11 allows only former long-term general apartments and short-term rentals to apply for deregistration within the mandatory period with tenant consent, and Article 43(4)3 permits this.
Sub-item (sa) then applies: at least half of the mandatory period must have been rented, and the home must be transferred within one year after deregistration.
The provisos to (ga)2) and (ra)8) and the bracket in (ma)4) apply the sub-item (sa) sale deadline, so 2027-12-31 does not apply to voluntarily deregistered homes.
Voluntary deregistration can mean an earlier deadline
A voluntary deregistration on 2026-05-20 gives a deadline of 2027-05-20, more than seven months before 2027-12-31.
The half requirement is met after 2 years for a 4-year short-term rental and 4 years for an 8-year long-term general rental; the home in example 3, with rental starting 2019-10-01, met it on 2023-09-30.
Sub-item (sa) replaces only the rental period requirement, so the other requirements of the relevant sub-item, such as the standard price and the 5% cap, must still be met.
The paragraph (11) deadline: the latest of 2027-12-31 and items 1 to 3
The main text of paragraph (11) sets the deadline at 2027-12-31, and its proviso makes the deadline the latest of 2027-12-31 and the dates set in items 1 to 3 for homes that fall under them.
Even if several items apply at once, only the single latest date is used.
Sale deadline candidates under Article 167-3(11) of the Income Tax Act Enforcement Decree and the sub-item (sa) deadline| Basis | Homes covered | Deadline |
|---|
| Main text | Auto-deregistered long-term rental apartments (sub-items ga, na, ra and ma) and reduction-eligible long-term rental housing under the latter part of paragraph (1)3 | 2027-12-31 |
| Item 1 | Homes whose mandatory rental period under Article 43 of the Private Rental Housing Act ends on or after 2027-01-01 | One year from the deregistration date under Article 6(5) of that Act |
| Item 2 | Homes in areas newly designated as adjustment areas on or after 2027-01-01 (excluding areas that are adjustment areas as of 2026-12-31) | One year from the adjustment area notice date |
| Item 3 | Homes with reconstruction association approval or redevelopment management and disposal plan approval (ga), or street housing, small-scale reconstruction or small-scale redevelopment association approval (na), before 2027-12-31 or the item 1 or 2 deadline | One year from the transfer notice date |
| Sub-item (sa) (voluntary) | Homes voluntarily deregistered within the mandatory period after renting at least half of it | Within one year after deregistration (paragraph 11 not applied) |
Item 2 and current adjustment areas
Item 2 covers only areas newly designated on or after 2027-01-01.
The 21 Seoul districts and 12 Gyeonggi areas designated on 2025-10-16 (table in item 12-2(na)4) of paragraph 1), the rest of Seoul designated earlier, and Dongtan-gu in Hwaseong, Giheung-gu in Yongin and Guri added on 2026-07-01 by MOLIT Notice No. 2026-882 are adjustment areas as of 2026-12-31, so they do not fall under item 2.
Item 3 and redevelopment projects
If reconstruction association approval (or, earlier, designation of a public developer or trust company as project operator) or redevelopment management and disposal plan approval comes before the deadline, the deadline extends to one year from the transfer notice date.
If the transfer notice date is not yet set, the calculator shows the deadline as “transfer notice date + 1 year (pending)”.
Transfers through negotiation, expropriation rulings or sale demand lawsuits are treated as transfers within the deadline.
How the dates are counted: deregistration date + 1 year and estimating the deregistration date
Day one year from deregistration = last day of the one-year period starting the day after deregistration = the same calendar date one year later
Estimated auto-deregistration date = start of mandatory period + 4 years (short-term) or 8 years (long-term general) − 1 day
Final sale deadline = the latest of 2027-12-31 and items 1, 2 and 3 · voluntary deregistration is deregistration date + 1 year
Period calculations in tax law follow the Civil Act under Article 4 of the Framework Act on National Taxes.
Article 157 of the Civil Act excludes the first day of a period, and Article 160 says a period counted in years ends on the day before the date corresponding to the starting day in the final year.
So a deregistration on 2027-04-30 gives an item 1 deadline of 2028-04-30, and when the same date does not exist in the next year, as with 2028-02-29, the last day is 2029-02-28.
If you do not yet have the Rent Home certificate, the calculator estimates the deregistration date.
Article 34(1)2 of the Private Rental Housing Act Enforcement Decree counts the mandatory period for purchased rentals from the landlord registration date (or from the actual rental start date if renting began after registration), so the day before the 4-year or 8-year anniversary of that start is treated as the deregistration date.
For a long-term general apartment registered and rented from 2018-06-15, the estimated deregistration date is 2026-06-14.
The date on the Rent Home registration details or deregistration certificate always overrides the estimate, and for homes converted from short-term to long-term general by a change report the counting differs, so enter the deregistration date directly.
Tax formulas for a sale within the deadline and after it
Selling within the deadline
Gain = sale price − acquisition price − expenses
Long-term holding deduction = gain × years held × 2% (6% at 3 years, 30% at 15 years or more, Income Tax Act, Article 95(2), Table 1)
Tax base = gain − long-term holding deduction − basic deduction of 2.5 million won (Article 103)
Capital gains tax = tax base × basic rate 6–45% − progressive deduction (Article 55(1))
Selling after the deadline
Long-term holding deduction = 0 won (Article 95(2) excludes assets listed in Article 104(7))
Tax base = gain − basic deduction of 2.5 million won
Capital gains tax = tax at basic rates + tax base × 20 percentage points (two homes) or 30 percentage points (three or more, Article 104(7)1 and 3)
Local income tax is 10% of capital gains tax in both cases (Local Tax Act, Article 103-3)
Basic capital gains tax rates and progressive deductions (Income Tax Act, Article 55(1))| Tax base | Basic rate | Progressive deduction |
|---|
| Up to 14M won | 6% | 0 won |
| Over 14M up to 50M won | 15% | 1,260,000 won |
| Over 50M up to 88M won | 24% | 5,760,000 won |
| Over 88M up to 150M won | 35% | 15,440,000 won |
| Over 150M up to 300M won | 38% | 19,940,000 won |
| Over 300M up to 500M won | 40% | 25,940,000 won |
| Over 500M up to 1B won | 42% | 35,940,000 won |
| Over 1B won | 45% | 65,940,000 won |
If the holding period is under two years, the latter part of Article 104(7) charges the larger of the surcharged tax and the tax at short-term rates (70% under one year, 60% from one to under two years, Article 104(1)2 and 3).
Registered rental apartments are usually held for more than five years, so this case is rare.
If the area is not an adjustment area at the time of sale, or the transfer date is on or before 2026-05-09, there is no surcharge and the two amounts are the same.
The 2.5 million won basic deduction assumes no other transfer in the same year, and both calculations use the years held at the same transfer date so that only the rate difference is compared.
How to use the calculator
- Check the reference date (today) and enter the rental type (4-year short-term or 8-year long-term general), registration date and rental start date as shown on the Rent Home certificate.
- Enter whether the home is in the capital region, the standard price at the rental start date and whether the 5% rent cap was kept, and for sub-item (ma) tick whether it was acquired in an adjustment area on or after 2018-09-14 while owning one or more homes.
- Choose the deregistration type and enter the (expected) deregistration date.
If left blank for automatic deregistration, the estimated date is used.
- Enter the notice date if the area was newly designated as an adjustment area from 2027, and the approval date and (expected) transfer notice date if reconstruction or redevelopment was approved.
- Enter the number of homes in the household, acquisition date, acquisition price, expected sale price and expenses, the planned transfer (balance payment) date, and the buffer days between contract and balance payment.
- Review the ★ final deadline and D-day, the recommended contract-by date, the requirements checklist and the tax difference within and after the deadline, then save the consultation checklist as TXT.
Hypothetical example 1: a Seoul apartment auto-deregistered in 2026, deadline 2027-12-31
The three cases below are hypothetical, not real cases, and use a reference date of 2026-11-01.
A Seoul apartment bought for 500 million won on 2017-03-10 was registered as long-term general rental (ma) on 2018-06-15, and renting began the same day.
The standard price at the rental start date was 450 million won, the 5% cap was kept, and the home is estimated to have been auto-deregistered on 2026-06-14 at the end of the 8-year mandatory period.
The household owns two homes and plans to sell on 2027-09-30 for 1.02 billion won (expenses 20 million won).
Sale deadline
★ 2027-12-31 (Fri)
Paragraph (11) main text
Days left
D-425
Reference date 2026-11-01
Recommended contract-by date
2027-11-01
60-day balance buffer
Preliminary return due
2027-11-30
If transferred on 2027-09-30
Because deregistration was before 2027-01-01, item 1 (deregistration date + 1 year = 2027-06-14) does not apply and the base deadline of 2027-12-31 stands.
Hypothetical example 1: capital gains tax within and after the deadline| Item | Within deadline | After deadline |
|---|
| Gain | 500,000,000 won | 500,000,000 won |
| Long-term holding deduction (10 years) | 100,000,000 won (20%) | 0 won |
| Tax base | 397,500,000 won | 497,500,000 won |
| Capital gains tax | 133,060,000 won | 272,560,000 won (+20%p) |
| Local income tax | 13,306,000 won | 27,256,000 won |
| ★ Total | 146,366,000 won | 299,816,000 won |
Missing the deadline by a single day raises the tax by 153,450,000 won.
The planned transfer date of 2027-09-30 is within the deadline, so proceed as planned, but signing the contract by 2027-11-01 at the latest is safer in case the buyer delays the balance payment.
Hypothetical example 2: a three-home owner whose mandatory period ends in 2027, deadline 2028-04-30 under item 1
An apartment acquired for 650 million won on 2018-08-20 was registered as long-term general rental on 2019-04-01, and renting began on 2019-05-01.
Because renting began after registration, the mandatory period counts from 2019-05-01 and the estimated deregistration date is 2027-04-30.
The acquisition was on or before 2018-09-13, so (ma)1) does not apply.
The standard price is 520 million won, the household owns three homes, and the plan is to sell on 2028-03-15 for 1.2 billion won (expenses 30 million won).
Sale deadline
★ 2028-04-30 (Sun)
Paragraph (11), item 1
Days left
D-546
Reference date 2026-11-01
Recommended contract-by date
2028-03-01
60-day balance buffer
Preliminary return due
2028-05-31
If transferred on 2028-03-15
Because the mandatory period ends on or after 2027-01-01, the item 1 deadline (2027-04-30 + 1 year = 2028-04-30) is later than 2027-12-31 and becomes the final deadline.
The deadline falls on a Sunday, so a schedule that receives the balance by the preceding weekday, 2028-04-28 (Fri), is recommended.
Hypothetical example 2: capital gains tax within and after the deadline (three or more homes)| Item | Within deadline | After deadline |
|---|
| Gain | 520,000,000 won | 520,000,000 won |
| Long-term holding deduction (9 years) | 93,600,000 won (18%) | 0 won |
| Tax base | 423,900,000 won | 517,500,000 won |
| Capital gains tax | 143,620,000 won | 336,660,000 won (+30%p) |
| Local income tax | 14,362,000 won | 33,666,000 won |
| ★ Total | 157,982,000 won | 370,326,000 won |
With three or more homes the surcharge is 30 percentage points, so the difference grows to 212,344,000 won.
Had the same home been deregistered in 2026, the deadline would have been 2027-12-31, so the deregistration date alone pushes the deadline back by four months.
Hypothetical example 3: a voluntarily deregistered apartment uses deregistration date + 1 year, deadline 2027-05-20
An apartment bought for 580 million won on 2018-07-05 was registered and rented as long-term general rental from 2019-10-01, and was voluntarily deregistered on 2026-05-20 with tenant consent.
Half of the 8-year mandatory period, 4 years, was reached on 2023-09-30, so the sub-item (sa) requirement is met.
The standard price is 410 million won, the household owns two homes, and the plan is to sell on 2027-04-30 for 850 million won (expenses 15 million won).
Sale deadline
★ 2027-05-20 (Thu)
Item 2, sub-item (sa)
Days left
D-200
Reference date 2026-11-01
Recommended contract-by date
2027-03-21
60-day balance buffer
Preliminary return due
2027-06-30
If transferred on 2027-04-30
Voluntary deregistration uses only the one-year sub-item (sa) deadline, so the last day is 2027-05-20, not 2027-12-31.
Assuming “by the end of 2027” and selling in the second half of the year would trigger the surcharge.
Hypothetical example 3: capital gains tax within and after the deadline (voluntary deregistration)| Item | Within deadline | After deadline |
|---|
| Gain | 255,000,000 won | 255,000,000 won |
| Long-term holding deduction (8 years) | 40,800,000 won (16%) | 0 won |
| Tax base | 211,700,000 won | 252,500,000 won |
| Capital gains tax | 60,506,000 won | 126,510,000 won (+20%p) |
| Local income tax | 6,050,600 won | 12,651,000 won |
| ★ Total | 66,556,600 won | 139,161,000 won |
The difference is 72,604,400 won.
With 60 days from contract to balance payment, the contract must be signed by 2027-03-21 to receive the balance within the deadline.
After you see the result: contract and balance schedule, and filing
- Obtain the landlord registration details certificate and deregistration certificate from the Rent Home portal and confirm the deregistration date, deregistration type, registration date and rental start date.
- The transfer date is not the contract date but the day the price is fully settled (balance payment date) (Income Tax Act, Article 98).
If ownership transfer registration was filed before the balance payment, the registration filing date becomes the transfer date (Enforcement Decree, Article 162(1)2).
That is why the recommended contract-by date subtracts the balance buffer from the deadline.
- In a land transaction permit zone, a permit is required before signing, so include the permit processing time and any buyer occupancy condition in the schedule.
- Gather the rent increase history and lease contracts and recheck the 5% requirement.
- After the transfer, file a preliminary return within two months from the last day of the month that contains the transfer date (Income Tax Act, Article 105(1)1).
A balance received on 2027-09-30 means a due date of 2027-11-30.
When a filing or payment deadline falls on a Saturday, Sunday or public holiday, the next day becomes the deadline (Framework Act on National Taxes, Article 5(1)), so the calculator moves a preliminary return due date that lands on a weekend to the following Monday (public holidays are not modelled).
This extension concerns filing and payment deadlines, so it is not applied to the Article 167-3(11) sale deadline.
- If selling within the deadline is difficult, discuss with a tax accountant whether to accept the surcharge or consider a gift or a gift with assumed debt.
Watch out for weekend and holiday deadlines
If the deadline falls on a weekend, bank transfers and registration work may not be available, so schedule the balance payment by the preceding weekday.
The next-day extension in Article 5(1) of the Framework Act on National Taxes governs filing and payment deadlines such as the preliminary return, and you cannot assume that it or Article 161 of the Civil Act extends the sale deadline.
The calculator therefore uses the conservative reading: the sale deadline is not pushed to the next day, and the displayed date is treated as the last day.
The calculator shows only the day of the week and does not account for public holidays, so pull a deadline just before a long holiday even further forward to be safe.
Limitations and exclusions to know before calculating
This calculator estimates the deadline and tax difference when an individual resident sells one purchased private rental apartment in an adjustment area under Korea-based 2026 rules.
Confirm whether the requirements are met, the actual tax and the treatment of other homes with the tax office or a licensed tax accountant.
- Additional taxation for corporate landlords, constructed rental housing (sub-items da and ba) and the long-term holding deduction special case under Article 97-3 of the Restriction of Special Taxation Act are not calculated.
- Non-apartment housing (multi-unit houses, officetels and the like), the residence home exemption special case, comprehensive real estate tax exclusion, and gift or gift-with-debt taxes are out of scope.
- Homes excluded from the home count, such as homes outside the capital region with a standard price of 300 million won or less, and other excluded homes such as inherited homes are not assessed.
- Continuing to hold after the deadline can affect how other homes are assessed as ordinary homes when sold; the calculator only notes this.
- Reduction-eligible long-term rental housing (latter part of paragraph (1)3) uses the same paragraph (11) deadline, but the separate reduction is not calculated.
- The Rent Home deregistration date, actual rental period and adjustment area notices are used exactly as entered by the user.
Frequently asked questions
By when must a registered rental apartment be sold to avoid the capital gains surcharge?
Article 167-3(11) of the Income Tax Act Enforcement Decree, in force from 2026-10-01, sets 2027-12-31 as the surcharge-exclusion sale deadline for auto-deregistered long-term general and short-term rental apartments.
However, for a home whose mandatory rental period ends on or after 2027-01-01, a home in an area newly designated as an adjustment area from 2027 onward, or a home that received reconstruction or redevelopment approval before the deadline, the deadline is the latest of 2027-12-31 and the day one year after the deregistration date, the designation notice date or the transfer notice date respectively.
The transfer date is the balance payment date, so the balance must be received within the deadline.
My registration is auto-cancelled in 2027. Does the deadline move past 2027-12-31?
Yes, that is item 1 of paragraph (11).
If the mandatory rental period ends on or after 2027-01-01, the day one year after the deregistration date is later than 2027-12-31, so that day becomes the deadline.
A home deregistered on 2027-04-30 has a deadline of 2028-04-30, while a home deregistered in 2026 does not qualify for item 1 and keeps 2027-12-31.
Can a voluntarily deregistered apartment also be sold by 2027-12-31?
No.
A home voluntarily deregistered within the mandatory period (Private Rental Housing Act, Article 6(1)11) falls under Article 167-3(1)2(sa) of the Decree and must be transferred within one year after deregistration.
The provisos to sub-items (ga)2) and (ra)8) and the bracket in (ma)4) apply the sub-item (sa) sale deadline, so 2027-12-31 does not apply.
A voluntary deregistration on 2026-05-20 means a deadline of 2027-05-20, and at least half of the mandatory period must have been rented.
How much more tax do I pay if I miss the deadline by one day?
A sale the day after the deadline drops out of the long-term rental housing exemption and the adjustment-area multi-home surcharge applies.
The basic rate rises by 20 percentage points for two homes and 30 percentage points for three or more, and the long-term holding deduction is lost (Income Tax Act, Articles 104(7) and 95(2)).
In a hypothetical case with a 500 million won gain, 10 years of holding and two homes, the total including local income tax rises from 146,366,000 won to 299,816,000 won, an increase of 153,450,000 won.
Is a short-term rental apartment registered on or after 2018-04-01 also exempt?
No.
Sub-item (ga) covers only homes registered by 2018-03-31, and sub-item (ma) covers only long-term general private rental housing.
A short-term rental apartment registered on or after 2018-04-01 was never long-term rental housing, so in an adjustment area it is subject to the surcharge regardless of any sale deadline.
Even a long-term general rental is excluded if registration was applied for on or after 2020-07-11 or if it was converted from short-term on or after that date.
I registered an adjustment-area apartment bought while already owning a home as long-term general rental. Is that a problem?
Sub-item (ma)1) excludes a long-term general rental home in an adjustment area that a household newly acquired while already owning one or more homes.
Under Article 4(2) of the Addendum to Presidential Decree 29242 (2018-10-23), however, the exclusion does not apply to a home acquired, or for which a down payment was made, on or before 2018-09-13.
If you acquired it in an adjustment area on or after 2018-09-14, the exemption is not available, so tick that item in the calculator to check.
Is the transfer date the contract date or the balance payment date?
Article 98 of the Income Tax Act sets the transfer date as the day the price is fully settled.
If ownership transfer registration was filed before the balance payment, the registration filing date is the transfer date (Enforcement Decree, Article 162(1)2).
Even if the contract is signed within the deadline, a balance paid after the deadline means a sale after the deadline, so the calculator also shows a recommended contract-by date that subtracts a balance buffer from the deadline.
If the home is not in an adjustment area, does the deadline matter?
The multi-home surcharge (Income Tax Act, Article 104(7)) applies only to homes in adjustment areas, so if the area is not adjusted at the time of sale, missing the deadline changes nothing in the rate.
However, if the area is newly designated on or after 2027-01-01, a deadline of one year from that notice date arises (paragraph (11), item 2), and once the deadline passes it can also affect how your other homes are treated when sold.
When the area is not adjusted, the calculator shows the same tax for both cases and says so.
Official sources and items to recheck
On 2026-11-01 we queried the National Law Information Center OPEN API directly for the Income Tax Act Enforcement Decree MST290841 (Presidential Decree No. 36737 and its addendum), the Income Tax Act MST280405, the Special Act on Private Rental Housing MST276995 (Addendum to Act No. 17482), its Enforcement Decree MST291499, the Local Tax Act MST282559, the Framework Act on National Taxes MST289999, the Civil Act MST284415 and MOLIT Notice No. 2026-882 (administrative rule 2100000281588).
The addenda to Presidential Decree No. 31083 (2020-10-07) and No. 29242 (2018-10-23) were checked in the amendment history addenda of the Income Tax Act Enforcement Decree.
Paragraph (11) is a new provision in force from 2026-10-01, so no interpretations or court rulings are cited.
- Income Tax Act Enforcement Decree, Article 167-3(1)2 and (11) (new on 2026-09-30) and Article 167-10(1)2 · MST290841 · effective 2026-10-01
- Income Tax Act, Articles 55, 95, 98, 103, 104 and 105 · MST280405 · effective 2026-07-01
- Special Act on Private Rental Housing, Articles 6 and 43, Addendum to Act No. 17482, Articles 5 and 7 · MST276995
- Special Act on Private Rental Housing Enforcement Decree, Article 34 · MST291499 · effective 2026-10-27
- Local Tax Act, Article 103-3 · MST282559 / Framework Act on National Taxes, Articles 4 and 5 · MST289999 / Civil Act, Articles 157 and 160 · MST284415
- MOLIT Notice No. 2026-882, adjustment area designation (2026-07-01)
Before an actual sale, recheck the deregistration date on the Rent Home certificate, adjustment area designation and release notices, redevelopment approval and transfer notice schedules, and whether the Decree is amended in each year’s tax reform.
If Article 167-3 or the tax rates change, the thresholds and results will be updated together.