On May 9, 2026, the deferral of heavy capital gains tax that has been in effect will end. Therefore, multi-home owners must make decisions regarding transfer, gifting, or holding before then. 

If you decide to transfer, you must complete all procedures by May 9, before the government-announced date for the application of heavy taxation (May 10). In particular, considering the time required for the district office to grant a land transaction permit, a buyer must be secured and the contract signed by mid-April at the latest to meet the actual deadline.

What is the tax rate when the deferral of the heavy capital gains tax ends?

Until now, after transferring a house and deducting various exemptions, a tiered progressive tax rate ranging from 61 TP3T to 451 TP3T was applied, and an additional local income tax of 101 TP3T was paid. Therefore, the tax rates ranged from 6.61 TP3T to 49.51 TP3T.

However, in the case of a multi-home owner transferring a home within an adjustment target area, 201 TP3T is added for a 2-home owner and 301 TP3T for a 3-home owner or more, so consequently, a formidable tax rate of 28.61 TP3T to 71.51 TP3T is applied for a 2-home owner and 39.61 TP3T to 82.51 TP3T for a 3-home owner is applied.

Exclusion of special long-term holding deduction

Previously, depending on the period of home ownership, single-home owners were eligible for the special long-term ownership deduction starting from those who had owned the property for three years or more, and could deduct up to 801 TP3T from capital gains if they owned and resided in the property for 10 years. Additionally, multi-home owners could also receive benefits starting from those who had owned the property for three years or more, and if they had owned it for 15 years, they could deduct up to 301 TP3T from capital gains. However, after May 9, 2026, multi-home owners will not be eligible for the special long-term capital gains tax deduction.

If a single-home owner does not reside in the property

Although nothing has been confirmed yet, with the saying "if not actual residence, it is speculation," it is expected that even single-home owners will face additional disadvantages regarding the special long-term capital gains tax deduction if they are not actually living in the property.

Taxation of deemed rental income for owners of two high-priced homes

Although it is not capital gains tax, the tax standards for Jeonse deposits of multi-home owners have also been strengthened.

A two-home owner who owns a so-called 'high-priced home' with a standard market value exceeding 1.2 billion won is subject to deemed rent tax on the Jeonse deposit. Previously, for multi-home owners who had only a Jeonse deposit and were not monthly rent income earners, deemed rental income was taxed starting from the third homeowner.

Overall, amendments unfavorable to multi-home owners are imminent, including the expiration of the grace period for heavy taxation, the exclusion of the special long-term capital gains deduction, restrictions on benefits based on actual residency, and strengthened taxation on deemed rental income for owners of high-priced homes. It is necessary to prepare in advance by consulting with an expert to determine how to distribute assets, taking into account current asset status, future inheritance and gift plans, and family relationships.