Can you become a permanent resident (or a citizen) in South Korea after buying a property? (2026)

Foreign individuals can legally buy residential property in South Korea, but the rules have been tightening, especially in hot markets like the Seoul metropolitan area.

If you are hoping that purchasing a home will automatically grant you a visa, that is not how South Korea works, and you will need to understand the specific investment immigration programs that do exist.

We constantly update this blog post to reflect the latest regulations and thresholds so you always have current information.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in South Korea.

Can buying property help me get permanent residency in South Korea?

Does buying a property qualify or at least help for residency in South Korea?

As of early 2026, buying a regular residential home in South Korea does not directly qualify you for any residency visa, because South Korea does not operate a "buy any home and get a visa" system.

However, there is a specific real estate investment immigration program where you can qualify for residency if you invest at least KRW 1 billion (approximately USD 750,000 or EUR 690,000) in designated tourism or leisure properties in approved zones like Jeju.

Beyond the investment amount, you typically must maintain that investment for at least five years and comply with immigration requirements to eventually become eligible for permanent residency.

If you are not using the designated investment route, owning property in South Korea can still serve as supporting evidence for other visa categories by demonstrating your ties to the country and financial stability.

Is there any residency visa directly linked to property ownership in South Korea right now?

Yes, South Korea does have a real estate investment immigration scheme that grants F-2 residency status, but it only applies to investments in government-designated tourism and leisure properties in specific areas, not to any home you choose to buy.

Buying a primary residence, such as an apartment in Seoul where you plan to live, does not qualify for this property-linked residency program regardless of the purchase price.

Similarly, buying a rental or investment property in a regular neighborhood also does not qualify, because the program is restricted to specific designated developments rather than the general housing market.

What exactly do I get with a property-based residency in South Korea?

Is this residency temporary or permanent in South Korea right now?

The initial residency granted through South Korea's real estate investment immigration program is temporary, specifically an F-2 visa category that must be renewed periodically.

The official visa category is called F-2 (residential status), which is distinct from F-5, the permanent residency status you can apply for later after meeting additional requirements.

The key legal distinction is that F-2 holders must renew their status and maintain their qualifying investment, while F-5 permanent residents have an indefinite right to stay without renewal obligations.

This temporary versus permanent difference matters because F-2 holders remain dependent on keeping their investment in place, whereas F-5 status is more secure and offers greater long-term stability.

How long is the initial residency permit valid in South Korea in 2026?

As of early 2026, the F-2 residency permit granted through real estate investment is typically valid for a limited period that requires periodic renewal, with the exact duration varying by individual case and immigration office discretion.

The initial validity period has not fundamentally changed in recent years, though the investment threshold doubled to KRW 1 billion in 2023, making the program more selective.

The validity period generally begins from the date your Alien Registration Card (ARC) is issued, which happens after you complete entry procedures and local registration in South Korea.

Immigration lawyers in South Korea typically recommend beginning the renewal process at least two to three months before your permit expires to avoid any gaps in your legal status.

How many times can I renew residency in South Korea?

You can renew your F-2 residency in South Korea indefinitely, as long as you continue to meet the program conditions, primarily maintaining your qualifying investment.

Each renewal period follows the same general duration as the initial permit, and you will go through a similar verification process each time.

Renewal conditions do not become stricter with each successive application, but they also do not become easier, because the core requirement of maintaining your investment remains constant.

The most common reason renewal applications run into problems in South Korea is when applicants have sold or withdrawn their qualifying investment before the required holding period is complete.

Can I live and work freely with this residency in South Korea?

F-2 residency in South Korea grants broad rights to live and engage in economic activities, and official government materials describe economic activity as generally free for this visa category.

This residency allows both employment and self-employment, so you are not restricted to only running your own business or working for a specific employer.

There are some professions and sectors in South Korea that have separate licensing or nationality requirements, such as certain government positions or regulated professions, but these restrictions apply to everyone rather than just investment visa holders.

Unlike some visa categories, F-2 holders do not need to obtain an additional work permit on top of their residency status to take up employment in South Korea.

Can I travel in and out easily with residency in South Korea?

F-2 residency in South Korea allows you to travel in and out of the country relatively easily, as long as you maintain valid status and comply with re-entry requirements.

There is no strict maximum time you can spend outside South Korea during F-2 status, but extended absences can raise questions during renewal and may affect your eligibility for permanent residency later.

South Korean residency does not automatically grant visa-free access to other countries, so your travel privileges abroad still depend on your passport nationality rather than your Korean residence permit.

When re-entering South Korea after travel abroad, you must carry your valid passport and your Alien Registration Card (ARC) to prove your residency status at immigration control.

Does this residency lead to permanent residency in South Korea eventually?

Yes, F-2 residency through real estate investment can lead to F-5 permanent residency in South Korea, typically after you have maintained your qualifying investment for around five years.

The standard pathway requires approximately five years of continuous investment maintenance before you can apply for permanent residency status.

Beyond time, you will also need to demonstrate compliance with Korean laws, maintain a clean record, and potentially meet basic integration criteria when applying for F-5.

Once you obtain F-5 permanent residency in South Korea, you are no longer required to maintain the original property investment, giving you freedom to sell if you choose.

What conditions must I keep to maintain residency in South Korea?

Do I need to keep the property to keep residency in South Korea?

Yes, you must maintain your qualifying property investment to keep your F-2 residency status in South Korea, because the visa is tied directly to that investment.

If you sell the property before your permit expires or before completing the required holding period, you will likely lose your eligibility for renewal and could have your status affected.

In some cases, you may be able to replace the property with another qualifying investment in the same designated program, but this requires careful coordination with immigration authorities.

During residency renewals in South Korea, authorities verify ongoing property ownership through official land registry records and may request proof of your continued investment.

Is there a minimum stay requirement per year in South Korea?

South Korea's investment immigration program does not impose a strict minimum number of days per year that you must physically stay in the country to maintain F-2 status.

However, immigration authorities do pay attention to your presence patterns, and very long absences may raise questions about whether you are genuinely residing in South Korea.

If you spend most of your time outside South Korea, you may face increased scrutiny during renewal, and it could affect your eligibility for upgrading to permanent residency later.

The physical presence requirement becomes more important when applying for F-5 permanent residency or citizenship in South Korea, where continuous residence is a core condition.

Can I rent out the property and keep residency in South Korea?

Whether you can rent out your qualifying property depends on the specific rules of the designated investment program, because many tourism and leisure developments have their own rental structures.

Some designated investment properties in South Korea are designed to be rented out as part of a managed tourism facility, while others may have restrictions on independent rental arrangements.

Rental income from the property does not affect your residency status, but it is taxable in South Korea and you must report it properly to tax authorities.

If you do rent out the property, you should confirm registration requirements with the local district office to ensure you remain compliant with both housing and immigration regulations.

Can residency be revoked after approval in South Korea right now?

Yes, your F-2 residency in South Korea can be revoked after approval if you stop meeting the program conditions, such as selling your investment or violating immigration rules.

The official process typically involves immigration authorities issuing a notice of intent to revoke, after which you may have an opportunity to respond or remedy the situation before a final decision.

You do have the right to appeal a revocation decision through administrative procedures in South Korea, though success depends on the specific circumstances of your case.

If revocation is initiated, you may be given a grace period to either rectify the issue, such as by reinvesting, or to leave the country, but the length of this period varies by case.

Can real estate investment lead to citizenship in South Korea?

Can property investment directly lead to citizenship in South Korea?

Property investment in South Korea cannot directly lead to citizenship, because there is no citizenship-by-investment program, and you must go through the standard naturalization process after obtaining residency.

A higher property investment amount in South Korea does not accelerate your citizenship timeline, because naturalization depends on years of residence and integration rather than investment size.

The typical timeline from initial property investment to citizenship eligibility is at least seven to ten years, accounting for five years to reach permanent residency plus additional years to qualify for naturalization.

The key difference is that citizenship-by-investment programs (which South Korea does not have) grant passports directly for money, while naturalization requires you to actually live in and integrate into South Korean society.

Is citizenship automatic after long-term residency in South Korea?

No, citizenship in South Korea is never automatic, even after many years of legal residency, and you must submit a separate naturalization application that is evaluated on its own merits.

For general naturalization in South Korea, you typically need at least five years of continuous legal residence, though this can be shorter for those with Korean family ties.

Beyond residence, you must pass a Korean language test, demonstrate knowledge of Korean customs and civic values, and show that you can support yourself financially.

The typical processing time for citizenship applications in South Korea after meeting all eligibility requirements ranges from one to two years, depending on case complexity and application volume.

What are the real requirements to become a citizen in South Korea?

Do I need physical presence for citizenship in South Korea right now?

Yes, South Korea requires substantial physical presence for citizenship eligibility, with applicants generally expected to have lived in the country continuously for the required residence period.

The physical presence requirement is typically calculated based on continuous residence over a set number of years, where you should not have significant gaps that break the continuity of your stay.

Authorities verify physical presence by reviewing your entry and exit records, your Alien Registration Card history, and other documentation showing your actual time spent in South Korea.

There are some exemptions for applicants with Korean ethnic heritage or those married to Korean citizens, who may face shorter residence requirements under simplified naturalization routes.

Can my spouse and kids get citizenship too in South Korea in 2026?

As of early 2026, your spouse and children can potentially obtain South Korean citizenship, but they must each go through their own application process rather than being automatically included in yours.

Family members generally cannot apply together with the main applicant and must wait until they independently meet their own eligibility requirements based on their residence status.

Minor children can sometimes be naturalized along with or after their parents, but the rules depend on the child's age and circumstances at the time of application.

Spouses of Korean citizens (or those who become naturalized) may qualify for simplified naturalization with shorter residence requirements, but they must typically show a marriage duration of at least two years.

What are the most common reasons citizenship is denied in South Korea?

The most common reason citizenship applications are denied in South Korea is failing to meet the continuous residence requirement, either due to excessive time abroad or gaps in legal status.

Two other frequently cited reasons for denial are failing the Korean language or integration tests and having issues with criminal history or legal compliance during your time in the country.

Applicants who are denied can reapply for citizenship in South Korea, typically after addressing the deficiency, with no mandatory waiting period unless specified in the denial decision.

The single most effective step to avoid citizenship denial in South Korea is to maintain meticulous records of your residence, tax payments, and integration activities throughout your stay.