{"id":16453,"date":"2026-03-03T07:00:00","date_gmt":"2026-03-02T22:00:00","guid":{"rendered":"https:\/\/remaxkorea.co.kr\/?p=16453"},"modified":"2026-02-26T14:46:58","modified_gmt":"2026-02-26T05:46:58","slug":"%eb%b6%80%eb%8f%99%ec%82%b0%ec%84%b8%eb%ac%b41-2603","status":"publish","type":"post","link":"https:\/\/remaxkorea.co.kr\/en\/%eb%b6%80%eb%8f%99%ec%82%b0%ec%84%b8%eb%ac%b41-2603\/","title":{"rendered":"Real Estate Tax: 4 Tax-Saving Tips to Watch Out for When Investing in Commercial Buildings Using a Family Corporation"},"content":{"rendered":"<div data-elementor-type=\"wp-post\" data-elementor-id=\"16453\" class=\"elementor elementor-16453\" data-elementor-post-type=\"post\">\n\t\t\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-fe9a562 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"fe9a562\" data-element_type=\"section\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-100 elementor-top-column elementor-element elementor-element-dfa0551\" data-id=\"dfa0551\" data-element_type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-dc4c49f elementor-widget elementor-widget-text-editor\" data-id=\"dc4c49f\" data-element_type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t<style>\/*! elementor - v3.19.0 - 28-02-2024 *\/\n.elementor-widget-text-editor.elementor-drop-cap-view-stacked .elementor-drop-cap{background-color:#69727d;color:#fff}.elementor-widget-text-editor.elementor-drop-cap-view-framed .elementor-drop-cap{color:#69727d;border:3px solid;background-color:transparent}.elementor-widget-text-editor:not(.elementor-drop-cap-view-default) .elementor-drop-cap{margin-top:8px}.elementor-widget-text-editor:not(.elementor-drop-cap-view-default) .elementor-drop-cap-letter{width:1em;height:1em}.elementor-widget-text-editor .elementor-drop-cap{float:left;text-align:center;line-height:1;font-size:50px}.elementor-widget-text-editor .elementor-drop-cap-letter{display:inline-block}<\/style>\t\t\t\t<p><img fetchpriority=\"high\" decoding=\"async\" class=\"alignnone size-full wp-image-16461\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2704876043.jpg\" alt=\"\" width=\"1000\" height=\"665\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2704876043.jpg 1000w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2704876043-300x200.jpg 300w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2704876043-768x511.jpg 768w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2704876043-18x12.jpg 18w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" \/><\/p><p>Among the wealthy, establishing a &quot;family corporation&quot; is increasingly seen as a necessity, not an option, when purchasing commercial real estate. This is due to the significantly lower corporate tax rate (10-20%) compared to the highest individual income tax rate (49.5%) and the ease of inheritance for children.<\/p><p>However, a corporation is not a magic wand. While it offers significant benefits, mishandling it can result in harsher tax burdens and legal liabilities than operating under an individual name. Having counseled numerous investors in the field, I&#039;ve outlined five pitfalls to watch out for when utilizing a family corporation.<\/p><h2><strong>The First Step Matters: Heavier Acquisition Taxes in Overcrowded Areas in the Seoul Metropolitan Area<\/strong><\/h2><p><img decoding=\"async\" class=\"alignnone size-full wp-image-16711\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-scaled.jpg\" alt=\"\" width=\"2560\" height=\"1451\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-scaled.jpg 2560w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-300x170.jpg 300w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-1024x580.jpg 1024w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-768x435.jpg 768w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-1536x870.jpg 1536w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-2048x1161.jpg 2048w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/Shutterstock_2726453687-18x10.jpg 18w\" sizes=\"(max-width: 2560px) 100vw, 2560px\" \/><\/p><p>The first thing that eats away at the returns on corporate investment is the acquisition tax. The basic acquisition tax rate is the same for both individuals and corporations: 4.6%. However, the story changes depending on where the corporation is established and the building purchased.<\/p><p>If a corporation established within the metropolitan area&#039;s over-congested business zone (Seoul and major Gyeonggi areas) for less than 5 years acquires real estate within the same zone, it will be subject to a heavy acquisition tax.<\/p><p>In this case, the tax rate rises to a staggering 9.4%. This means that when purchasing a building worth 5 billion won, the tax rate alone would be an additional 240 million won. To avoid this, some companies establish corporations outside of over-congested areas. However, many cases have recently been reported where local corporations, with no physical office but merely a &quot;nominal&quot; local presence, were subject to additional taxation during tax audits.<\/p><h2><strong>Among buildings, the residential portion must be subject to heavy acquisition tax and comprehensive real estate tax.<\/strong><\/h2><p><img decoding=\"async\" class=\"alignnone size-full wp-image-16197\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/01\/shutterstock_2669888063.jpg\" alt=\"\" width=\"1000\" height=\"671\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/01\/shutterstock_2669888063.jpg 1000w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/01\/shutterstock_2669888063-300x201.jpg 300w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/01\/shutterstock_2669888063-768x515.jpg 768w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/01\/shutterstock_2669888063-18x12.jpg 18w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" \/><\/p><p>The most critical pitfall for corporations when purchasing commercial and residential properties is the &quot;residential&quot; portion. While commercial properties are taxed at 4.61 TP3T, the residential portion is subject to a hefty acquisition tax of 121 TP3T. The annual comprehensive real estate tax, which must be paid while holding the property, is even more severe.<\/p><p>Since the basic deduction for the comprehensive real estate tax on housing is &quot;0 won,&quot; even if a corporation owns just one property, it is subject to the highest tax rate (2.71 TP\/3T for two or fewer homes, 51 TP\/3T for three or more homes), resulting in an annual comprehensive real estate tax payment that should not be paid. Therefore, it is crucial to eliminate the number of properties registered under the corporation&#039;s name by either &quot;destroying&quot; or &quot;changing the use of&quot; the remaining housing before paying the remaining balance.<\/p><h2><strong>Beware of fluctuations in shareholdings: Pitfalls: Deemed acquisition tax for majority shareholders<\/strong><\/h2><p><img loading=\"lazy\" decoding=\"async\" class=\"alignnone size-full wp-image-16712\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2712681755.jpg\" alt=\"\" width=\"1000\" height=\"666\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2712681755.jpg 1000w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2712681755-300x200.jpg 300w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2712681755-768x511.jpg 768w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2712681755-18x12.jpg 18w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" \/><\/p><p>Family corporations, by their very nature, tend to be &quot;oligopolistic shareholders,&quot; with family members owning 1001,001,003,000 shares. While this poses no problem if the family members&#039; holdings remain unchanged at the time of incorporation, it poses a risk if the holding ratio fluctuates after incorporation.<\/p><p>If a controlling shareholder&#039;s stake increases through a capital increase or sale, the corporation will be deemed to have acquired the equivalent of its share of real estate, subject to additional acquisition tax. Careful planning is crucial to avoid unexpected tax consequences if you rashly transfer shares to your children or seek outside investment.<\/p><h2><strong>Family Corporation Commercial Building Loans and Gifts and Precautions<\/strong><\/h2><p><img loading=\"lazy\" decoding=\"async\" class=\"alignnone size-full wp-image-16713\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2727981689.jpg\" alt=\"\" width=\"1000\" height=\"668\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2727981689.jpg 1000w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2727981689-300x200.jpg 300w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2727981689-768x513.jpg 768w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2026\/02\/shutterstock_2727981689-18x12.jpg 18w\" sizes=\"(max-width: 1000px) 100vw, 1000px\" \/><\/p><p>When lending funds to a family corporation, it&#039;s possible to make a free loan to the corporation, relying solely on the Gift Tax Act&#039;s provision that &quot;shareholders are exempt from gift tax if annual interest income is less than 100 million won.&quot; However, tax authorities may impose tax on pre-gifted assets through the 10-year pre-gift aggregation system, separate from the issue of gift tax for children, upon inheritance. (Caution 2024-5770)<\/p><p>Recent case law considers the appropriate interest (4.6%) as a pre-gift to the parent&#039;s corporation and adds it to the pre-gift tax when filing the inheritance tax return. While gift tax is avoided during the lifetime, if the pre-gift value for the five-year interest is added to the inheritance tax, the inheritance tax burden could be significant. However, even in this case, even if the loan period is long, the pre-gift tax is only added to the five-year amount, so managing assets in advance can be a valid tax-saving measure.<\/p><p>Family corporations are undoubtedly attractive tax-saving and succession tools. However, approaching them solely based on tax rates can easily lead to a management swamp.\u00a0<span style=\"font-size: 18px;\">Successful use of a family corporation requires three key elements: \u2460 selecting a location that avoids excessive acquisition tax, \u2461 managing accounting to ensure transparent fund execution, and \u2462 implementing a fund recovery strategy. Incorporating a corporation is not simply an investment; it&#039;s the starting point for operating a &quot;family business.&quot;<\/span><\/p>\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<section class=\"elementor-section elementor-top-section elementor-element elementor-element-6c11cd4 elementor-section-boxed elementor-section-height-default elementor-section-height-default\" data-id=\"6c11cd4\" data-element_type=\"section\" data-settings=\"{&quot;background_background&quot;:&quot;gradient&quot;}\">\n\t\t\t\t\t\t<div class=\"elementor-container elementor-column-gap-default\">\n\t\t\t\t\t<div class=\"elementor-column elementor-col-50 elementor-top-column elementor-element elementor-element-feffdb9\" data-id=\"feffdb9\" data-element_type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-f827add elementor-widget elementor-widget-text-editor\" data-id=\"f827add\" data-element_type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<p><img loading=\"lazy\" decoding=\"async\" class=\"alignnone size-full wp-image-14600\" src=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2025\/10\/\uadf8\ub9bc1.png\" alt=\"\" width=\"171\" height=\"181\" srcset=\"https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2025\/10\/\uadf8\ub9bc1.png 171w, https:\/\/remaxkorea.co.kr\/wp-content\/uploads\/2025\/10\/\uadf8\ub9bc1-11x12.png 11w\" sizes=\"(max-width: 171px) 100vw, 171px\" \/><\/p>\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t<div class=\"elementor-column elementor-col-50 elementor-top-column elementor-element elementor-element-db22d42\" data-id=\"db22d42\" data-element_type=\"column\">\n\t\t\t<div class=\"elementor-widget-wrap elementor-element-populated\">\n\t\t\t\t\t\t<div class=\"elementor-element elementor-element-061aece elementor-widget elementor-widget-text-editor\" data-id=\"061aece\" data-element_type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t\t\t<h2>Choi In-yong, tax accountant<\/h2><p>For over 20 years, I have filed over 2,000 reports regarding inheritance, gift, and transfer income tax for wealthy individuals through land compensation (e.g., Magok District, Hanam New Town, Yongin Regional Corporation). I am the principal tax accountant at Gahyun Tax Law Firm, dedicated to exploring the best tax-saving methods in the face of ever-changing tax laws. Through the &quot;Julyse&quot; YouTube channel, I share tax-saving tips for wealthy individuals on how to reduce their inheritance and gift income tax.<\/p><p>Gahyun Tax Law Firm Headquarters, 1st floor, 46-5 Cheongdam-dong, Gangnam-gu, Seoul, 02-555-5025<\/p>\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t<\/section>\n\t\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>\ucd5c\uadfc \uc790\uc0b0\uac00\ub4e4 \uc0ac\uc774\uc5d0\uc11c \uc0c1\uc5c5\uc6a9 \ubd80\ub3d9\uc0b0 \ub9e4\uc785 \uc2dc \u2018\uac00\uc871\ubc95\uc778\u2019 \uc124\ub9bd\uc740 \uc120\ud0dd\uc774 \uc544\ub2cc \ud544\uc218\ub85c \uc5ec\uaca8\uc9c0\ub294 \ubd84\uc704\uae30\ub2e4. \uac1c\uc778 \ucd5c\uace0 \uc18c\ub4dd\uc138\uc728(49.5%)\uc5d0 \ube44\ud574 \ud604\uc800\ud788 \ub0ae\uc740 \ubc95\uc778\uc138\uc728(10~20%)\uc758 \uc801\uc6a9\uacfc \uc790\ub140 \uc2b9\uacc4\uc758 \uc6a9\uc774\uc131 \ub54c\ubb38\uc774\ub2e4. \ud558\uc9c0\ub9cc \ubc95\uc778\uc740 \u2018\ub9c8\ubc95\uc758 \uc9c0\ud321\uc774\u2019\uac00 \uc544\ub2c8\ub2e4. \ud61c\ud0dd\uc774 \ud070 \ub9cc\ud07c, \uc798\ubabb \ub2e4\ub8e8\uba74 \uac1c\uc778 \uba85\uc758\ubcf4\ub2e4 \ub354 \ud639\ub3c5\ud55c \uc138\uae08 \ud3ed\ud0c4\uacfc \ubc95\uc801 \ucc45\uc784\uc744 \uc9c0\uac8c \ub41c\ub2e4. \ud604\uc7a5\uc5d0\uc11c \ub9ce\uc740 \ud22c\uc790\uc790\ub97c \uc0c1\ub2f4\ud558\uba70 \uac00\uc871\ubc95\uc778 \ud65c\uc6a9 \uc2dc \ubc18\ub4dc\uc2dc \uacbd\uacc4\ud574\uc57c [&hellip;]<\/p>","protected":false},"author":12,"featured_media":14619,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_eb_attr":"","ocean_post_layout":"","ocean_both_sidebars_style":"","ocean_both_sidebars_content_width":0,"ocean_both_sidebars_sidebars_width":0,"ocean_sidebar":"","ocean_second_sidebar":"","ocean_disable_margins":"enable","ocean_add_body_class":"","ocean_shortcode_before_top_bar":"","ocean_shortcode_after_top_bar":"","ocean_shortcode_before_header":"","ocean_shortcode_after_header":"","ocean_has_shortcode":"","ocean_shortcode_after_title":"","ocean_shortcode_before_footer_widgets":"","ocean_shortcode_after_footer_widgets":"","ocean_shortcode_before_footer_bottom":"","ocean_shortcode_after_footer_bottom":"","ocean_display_top_bar":"default","ocean_display_header":"default","ocean_header_style":"","ocean_center_header_left_menu":"","ocean_custom_header_template":"","ocean_custom_logo":0,"ocean_custom_retina_logo":0,"ocean_custom_logo_max_width":0,"ocean_custom_logo_tablet_max_width":0,"ocean_custom_logo_mobile_max_width":0,"ocean_custom_logo_max_height":0,"ocean_custom_logo_tablet_max_height":0,"ocean_custom_logo_mobile_max_height":0,"ocean_header_custom_menu":"","ocean_menu_typo_font_family":"","ocean_menu_typo_font_subset":"","ocean_menu_typo_font_size":0,"ocean_menu_typo_font_size_tablet":0,"ocean_menu_typo_font_size_mobile":0,"ocean_menu_typo_font_size_unit":"px","ocean_menu_typo_font_weight":"","ocean_menu_typo_font_weight_tablet":"","ocean_menu_typo_font_weight_mobile":"","ocean_menu_typo_transform":"","ocean_menu_typo_transform_tablet":"","ocean_menu_typo_transform_mobile":"","ocean_menu_typo_line_height":0,"ocean_menu_typo_line_height_tablet":0,"ocean_menu_typo_line_height_mobile":0,"ocean_menu_typo_line_height_unit":"","ocean_menu_typo_spacing":0,"ocean_menu_typo_spacing_tablet":0,"ocean_menu_typo_spacing_mobile":0,"ocean_menu_typo_spacing_unit":"","ocean_menu_link_color":"","ocean_menu_link_color_hover":"","ocean_menu_link_color_active":"","ocean_menu_link_background":"","ocean_menu_link_hover_background":"","ocean_menu_link_active_background":"","ocean_menu_social_links_bg":"","ocean_menu_social_hover_links_bg":"","ocean_menu_social_links_color":"","ocean_menu_social_hover_links_color":"","ocean_disable_title":"default","ocean_disable_heading":"default","ocean_post_title":"","ocean_post_subheading":"","ocean_post_title_style":"","ocean_post_title_background_color":"","ocean_post_title_background":0,"ocean_post_title_bg_image_position":"","ocean_post_title_bg_image_attachment":"","ocean_post_title_bg_image_repeat":"","ocean_post_title_bg_image_size":"","ocean_post_title_height":0,"ocean_post_title_bg_overlay":0.5,"ocean_post_title_bg_overlay_color":"","ocean_disable_breadcrumbs":"default","ocean_breadcrumbs_color":"","ocean_breadcrumbs_separator_color":"","ocean_breadcrumbs_links_color":"","ocean_breadcrumbs_links_hover_color":"","ocean_display_footer_widgets":"default","ocean_display_footer_bottom":"default","ocean_custom_footer_template":"","footnotes":"","ocean_post_oembed":"","ocean_post_self_hosted_media":"","ocean_post_video_embed":"","ocean_link_format":"","ocean_link_format_target":"self","ocean_quote_format":"","ocean_quote_format_link":"post","ocean_gallery_link_images":"on","ocean_gallery_id":[]},"categories":[99,12],"tags":[95],"yoast_head":"<!-- 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