# Comprehensive Real Estate Tax Calculator

> Calculate the Comprehensive Real Estate Holding Tax (종합부동산세) based on officially assessed property values, including tax deductions and Rural Special Tax. Reflects the latest 2026 tax rates and fair market value ratios.

## What is Comprehensive Real Estate Tax?

The Comprehensive Real Estate Holding Tax (종합부동산세, commonly abbreviated as 종부세) is a national tax imposed annually on individuals whose combined officially assessed property values exceed a certain threshold as of June 1 each year. While property tax (재산세) is a local tax levied by municipal governments on all property owners, the Comprehensive Real Estate Tax is a national tax administered by the National Tax Service (NTS) that serves as an additional holding tax specifically targeting owners of high-value real estate.

Introduced in 2005, this tax was designed to stabilize real estate prices and promote tax equity across the nation. The tax applies to two main categories: residential properties (housing) and land (general aggregate land and separate aggregate land). This calculator focuses on the housing component of the Comprehensive Real Estate Tax. The taxpayer is determined based on property ownership as of June 1 (the assessment date), and the payment period runs from December 1 to December 15 each year.

The Comprehensive Real Estate Tax follows the principle of per-person taxation, meaning that properties owned by each spouse are assessed individually. For jointly-owned properties, each co-owner's share of the assessed value is added to their respective property holdings to determine tax liability. This per-person approach differs from many other countries' household-based property tax systems and has important implications for tax planning between spouses.

## How to Use This Calculator

Step 1: Select your housing ownership type. Choose 'Single Home' if all members of your household own only one property — this qualifies you for a higher basic deduction of KRW 1.2 billion and additional tax credits for senior citizens and long-term holders. Select '2 or Fewer' if you personally own up to two properties (basic deduction of KRW 900 million applies). Choose '3 or More' if you own three or more properties, which triggers higher progressive tax rates on upper brackets.

Step 2: Enter the total officially assessed value (공시가격) of all residential properties you own. You can look up individual property assessed values on the Ministry of Land, Infrastructure and Transport's Real Estate Price Information website (realtyprice.kr). If you own multiple properties, enter the sum of all their assessed values.

Step 3: If you selected 'Single Home,' choose the property owner's age and the length of time the property has been held. Senior citizen deductions range from 20% (age 60+) to 40% (age 70+), while long-term holding deductions range from 20% (5+ years) to 50% (15+ years). The combined maximum deduction is capped at 80% of the calculated tax.

Step 4: Review your results. The calculator displays the calculated tax amount, any applicable tax deductions, the final Comprehensive Real Estate Tax, Rural Special Tax (20% of the holding tax), and the total amount payable. A bar chart also visualizes the tax breakdown by rate bracket, making it easy to see which portions of your tax base are taxed at which rates.

## Calculation Formula

The Comprehensive Real Estate Tax is calculated through the following steps:

■ Tax Base Calculation
Tax Base = (Total Assessed Value − Basic Deduction) × Fair Market Value Ratio (60%)

Basic Deduction: KRW 1.2 billion for single-home households / KRW 900 million for multi-property owners
Fair Market Value Ratio: 60% has been applied since 2023

■ Tax Rates (2 properties or fewer)
Up to KRW 300M: 0.5% | KRW 300M–600M: 0.7% | KRW 600M–1.2B: 1.0%
KRW 1.2B–2.5B: 1.3% | KRW 2.5B–9.4B: 2.0% | Over KRW 9.4B: 2.7%

■ Tax Rates (3 or more properties)
Up to KRW 300M: 0.5% | KRW 300M–600M: 0.7% | KRW 600M–1.2B: 1.0%
KRW 1.2B–2.5B: 2.0% | KRW 2.5B–5.0B: 3.0% | KRW 5.0B–9.4B: 4.0% | Over KRW 9.4B: 5.0%

■ Single-Home Tax Deductions
Senior Citizen Deduction: Age 60+ → 20%, Age 65+ → 30%, Age 70+ → 40%
Long-term Holding Deduction: 5+ years → 20%, 10+ years → 40%, 15+ years → 50%
Combined cap: Maximum 80%

■ Final Tax
Holding Tax = Calculated Tax − Tax Deductions
Rural Special Tax = Holding Tax × 20%
Total Payable = Holding Tax + Rural Special Tax

## Tax Saving Tips

First, qualifying as a single-home household increases your basic deduction from KRW 900 million to KRW 1.2 billion (an additional KRW 300 million), and you become eligible for senior citizen and long-term holding deductions of up to 80%. Consider whether household restructuring, gifting properties to adult children, or selling secondary properties could help you meet the single-home requirement.

Second, joint ownership between spouses can be advantageous in certain situations. With 50/50 joint ownership, each spouse receives a separate basic deduction of KRW 900 million, totaling KRW 1.8 billion — higher than the KRW 1.2 billion deduction for single-home owners. However, joint owners cannot claim the senior citizen or long-term holding deductions, so you should compare both scenarios using actual numbers before deciding.

Third, if your total tax payable exceeds KRW 2.5 million, you may be eligible for installment payments. For amounts up to KRW 5 million, you can defer the portion exceeding KRW 2.5 million. For amounts over KRW 5 million, you can defer up to 50% of the tax for up to six months after the payment deadline.

Fourth, multi-property owners should explore whether registering as a rental housing business operator (임대사업자) could exclude certain properties from the aggregate assessment, potentially reducing the overall tax burden. Eligibility requirements and benefits change frequently, so consult a tax professional.

Fifth, since the assessment date is June 1, the timing of property purchases and sales directly affects your tax obligation. Selling a property before June 1 means you will not be liable for that year's Comprehensive Real Estate Tax on that property, while purchasing after June 1 delays tax liability to the following year.

## Frequently Asked Questions

### Q. Who is subject to the Comprehensive Real Estate Tax?

The Comprehensive Real Estate Tax applies to individuals whose combined officially assessed values of all residential properties exceed the basic deduction threshold (KRW 1.2 billion for single-home households, KRW 900 million for others) as of June 1 each year. The tax is assessed on a per-person basis, meaning each spouse's property holdings are evaluated separately. For jointly-owned properties, each co-owner's proportional share of the assessed value is included in their individual total. If your total exceeds the threshold, the National Tax Service will issue a tax notice in December.

### Q. What qualifies as a single-home household (1세대 1주택)?

A single-home household means that all members of the household collectively own only one residential property in Korea. A 'household' includes family members (spouse, lineal ascendants and descendants, etc.) registered at the same address on the resident registration. Spouses are always considered part of the same household regardless of their registered address. There are special exceptions: temporarily owning two homes during a transition period, inherited properties, and low-value properties in rural areas may be excluded from the home count under certain conditions. Check the specific requirements with a tax professional.

### Q. What is the Fair Market Value Ratio?

The Fair Market Value Ratio (공정시장가액비율) is the percentage applied to the assessed value (after deducting the basic deduction) to determine the tax base. The formula is: Tax Base = (Total Assessed Value − Basic Deduction) × Fair Market Value Ratio. Since 2023, the ratio for residential properties has been set at 60%. The government can adjust this ratio annually based on real estate market conditions and tax burden levels. A higher ratio results in a larger tax base and therefore a higher tax liability, while a lower ratio reduces the effective tax burden.

### Q. How does the Comprehensive Real Estate Tax differ from property tax?

Property tax (재산세) is a local tax levied on all property owners, paid in July and September, while the Comprehensive Real Estate Tax is a national tax imposed as an additional levy on high-value property owners, paid in December. Property tax is assessed on each individual property separately (per-property basis), whereas the Comprehensive Real Estate Tax aggregates all same-type properties nationwide and assesses tax on a per-person basis. To prevent double taxation, the property tax already paid is credited against the Comprehensive Real Estate Tax liability. In essence, the Comprehensive Real Estate Tax functions as a supplementary tax for property owners whose holdings exceed the basic deduction threshold.

### Q. Is joint ownership or sole ownership more advantageous for married couples?

With 50/50 joint ownership, each spouse receives an individual basic deduction of KRW 900 million, totaling KRW 1.8 billion for the couple. With sole ownership qualifying as a single-home household, the owner receives a KRW 1.2 billion basic deduction plus senior citizen deductions (up to 40%) and long-term holding deductions (up to 50%), with a combined cap of 80%. Generally, sole ownership is more favorable when the assessed value is below approximately KRW 1.8 billion or when substantial age and holding period deductions apply. For very high-value properties, joint ownership's higher combined deduction may result in lower taxes. Calculate both scenarios with your specific numbers to determine the optimal approach.