The Buying Guide

How home buying works in Taiwan

Buying a resale home in Taiwan generally follows this sequence: viewings, then an offer (often through a 斡旋 deposit, explained in its own topic below), price negotiation and agreement, signing the sale contract, stamping the contract with both parties' registered seals, paying the transfer taxes, registering the title in the buyer's name, and finally handover, when keys and the balance change hands.

From an accepted offer to handover typically takes six to eight weeks, longer if a mortgage needs approval, a tenant needs to move out, or the seller has an existing loan to pay off first. Most paperwork, including contract stamping, tax filing, and title registration, is handled by a licensed land agent (地政士, or 代書), so buyers and sellers rarely need to visit government land offices themselves.

The agent's job through all of this is to keep both sides coordinated, make sure information about the title, layout, condition, and parking is transparent, and keep the timeline on track through offer, financing, and handover. Knowing the sequence in advance makes it much easier to tell where things have stalled if something feels off.

Buying your first home

The most common problem for first-time buyers isn't finding a place they like; it's not knowing their real budget ceiling, likely mortgage percentage, and lifestyle priorities before they start looking. It helps to talk to a bank about a rough loan amount and rate before viewings begin, so you have a firm number in mind and don't fall for something outside your range.

First-time buyers also tend to get swayed by first impressions, like nice lighting or fresh renovation, and overlook things that matter for years afterward: whether the layout actually works for daily life, how high the common-area ratio (公設比, the percentage of a unit's registered size that's shared space like lobbies and stairwells rather than usable floor area) runs, and whether the building is genuinely well managed. Seeing several places and writing down what you liked and why tends to lead to steadier decisions than committing after one or two viewings.

First-timers also often underestimate the extra costs beyond the sale price: agent service fees, land-agent (代書) fees, government registration fees, transfer taxes, stamp duty, and a moving or renovation budget. There is no single percentage that fits every transaction, so list each item separately and keep a contingency buffer; confirm the actual amounts against the contract, financing, and property details.

What to check when viewing a home

It's worth viewing a property at more than one time of day: daytime shows you natural light and street noise, while an evening visit shows whether the building and street feel quiet, well lit, and easy to park near. The same unit can feel completely different at 10am versus 8pm.

Indoors, check corners and ceilings for water stains, how well windows seal, whether bathroom drains run freely, and whether there are enough power outlets for real life. For the building itself, look at how well-kept the stairwells and electrical rooms are, and whether mailboxes and notice boards look organized. These small details usually say a lot about how actively the building's management committee (管委會) is doing its job.

It also helps to actually walk to the nearest MRT station or bus stop and time it yourself, rather than trusting a listing's stated walking minutes. On the way, take note of nearby markets, supermarkets, and clinics, the everyday things that shape what living there actually feels like.

How to make an offer

Before making an offer, check actual price registration (實價登錄, Taiwan's public database of registered transaction prices) for similar units on the same street or in the same building, then adjust for this specific unit's floor, condition, age, and whether parking is included. Asking prices and final sale prices usually differ, so knowing the local range helps you judge whether the seller's asking price is fair or inflated.

An offer is usually more than just naming a number; it's typically backed by a 斡旋 deposit (see the next topic) to show serious intent, and it's relayed to the seller through the agent. Negotiations can go back and forth, and sellers may be talking with more than one buyer at once, so it helps to stay flexible while keeping a firm ceiling in mind rather than getting caught up in the moment.

Beyond price, an offer is also a chance to negotiate terms: which furniture or appliances stay, the handover date, and whether parking is included. Sometimes settling these details makes both sides happier than squeezing out another few hundred thousand NT dollars on price alone.

What is a 斡旋 (offer deposit)

A 斡旋 deposit is money a buyer gives the agent to hold when making a formal offer under the written offer or negotiation document and the parties' agreement; there is no single statutory percentage that applies to every case. It signals serious intent and authorizes the agent to negotiate with the seller. If a deal is reached, how the money becomes part of the deposit should follow the document; if not, the refund terms should also be stated in writing.

A less common alternative is a written offer letter (要約書), where the buyer states the offer and terms in writing without handing over money upfront. The legal effect is similar, but no funds change hands first. Which method an agency uses varies, so the important part is reading the terms, validity period, and refund conditions carefully before signing anything.

If a buyer changes their mind during the 斡旋 period, or the seller accepts a different buyer instead, refund disputes can occasionally arise in practice. It's worth clarifying the refund terms and time limit up front and keeping a copy of whatever you sign.

Mortgages and down payments

There is no single mortgage percentage that applies to every owner-occupier purchase in Taiwan. The bank assesses the property valuation, the applicant's income and credit, the purchase conditions, and current policy. The down payment is the cash needed after subtracting the approved loan, with a separate budget usually needed for taxes, fees, and renovation; confirm the case-specific terms with the lender first.

Interest rates, loan percentage, and grace periods (an initial phase where you pay only interest, not principal) vary by bank and shift with policy, including regional lending restrictions or first-time buyer programs from time to time. It's worth checking terms with two or three banks rather than committing to the first quote you get.

Signing also requires cash and paperwork. The buyer checklist printed on the supplied card includes a copy of the household registration, the registered seal and original ID, the signing payment and service fee, plus proof of salary or withholding tax and proof of employment. Confirm the exact amounts and documents for your case with the bank and land agent.

This is general background only. Actual loan percentages, rates, and eligibility rules change with bank policy and government regulation, so always confirm current terms directly with your lender and land agent (代書) before relying on any number here. Nothing in this section is formal financial advice.

Taxes and fees

Costs beyond the purchase price include deed tax (契稅, calculated on the government-assessed value of the property and paid by the buyer), stamp duty (based on the contract amount), land-agent fees, and government registration fees. After handover, owners also pay annual house tax (房屋稅) and land value tax (地價稅). In resale transactions, land value increment tax (土地增值稅) is usually the seller's responsibility, though this is sometimes negotiated as part of the deal.

Agent remuneration is not a regulator-set buyer or seller percentage. For a sale, the total remuneration charged to buyer and seller cannot exceed six percent of the actual transaction price; the actual amount and split are agreed in the contract. Confirm the fee standard before signing a listing agreement or making a 斡旋 deposit.

Tax categories, calculation methods, and rates change as regulations are updated. This is general background only; always confirm the exact amount due with the tax authority's current schedule and your land agent's (代書) calculation. Nothing here is formal tax or legal advice.

How to think about building age

Building age isn't simply a case of newer is better. New builds usually have a higher common-area ratio (公設比) and higher per-ping price, but tend to offer better layouts, more organized parking, and up-to-date fire safety and accessibility features. Older walk-ups have a lower common-area ratio, meaning more of what you pay for is actual usable space, but come with structural questions worth checking: aging pipes and wiring, whether there's an elevator, and earthquake resistance.

For properties over thirty years old, it's worth paying particular attention to wall dampness, leaks, and old plumbing or wiring, whether there's any urban renewal or hazardous-building reconstruction discussion for the building, and whether the building's age limits how much a bank will lend, since some banks value older properties more conservatively.

The most practical way to judge building age is an actual in-person viewing, and where warranted, a professional structural or plumbing inspection, rather than relying only on the construction year listed on the title. Two buildings finished the same year can feel completely different depending on how well they've been maintained.

Management fees

Management fees (管理費) cover a building's day-to-day costs: security, cleaning, elevator maintenance, and upkeep of shared facilities. They're usually calculated per ping of registered floor area per month, and newer towers with more amenities (pools, gyms, lounges) tend to charge noticeably more than older walk-ups.

When viewing a property, it's worth asking directly what the current monthly fee is, whether any owners are behind on payments, and whether the building sets aside a separate reserve fund (公共基金 or 修繕基金) for major repairs like exterior renovation or elevator replacement. How transparent the management committee's finances are, and whether that reserve is adequate, affects both how well the building is maintained and how well it holds its value over time.

A high fee doesn't guarantee good management, and a low one doesn't mean poor management either. What matters is whether the money collected actually shows up in how well the common areas are kept. Walking through the lobby, stairwells, and equipment rooms yourself is usually the quickest way to tell.

Understanding parking spaces

Parking spaces generally fall into a few categories: flat/ground-level, mechanical (stacked or sliding lifts), and ramp-access flat spaces, and price and convenience vary a lot between them. Mechanical spaces are usually cheaper than flat ones but take longer to use and have size limits on vehicles, so it's worth test-parking before committing.

It's also important to understand how a parking space's ownership is registered. Some spaces have their own independent title and can be bought, sold, or mortgaged separately; others are held as shared common property (大公 or 小公), meaning the owner has only a right to use it rather than a standalone title, which changes how it's valued and transferred. Always have the agent or land agent (代書) confirm exactly how a space is registered before buying.

It's also worth settling, at the offer stage, whether parking is included in the total price, how its value is broken out, and whether it carries its own management fee, rather than discovering a mismatch in expectations at handover.

How to check actual price registration

Actual price registration (實價登錄) is a government-run public database where property transactions must be reported, showing recent sale prices, per-ping unit prices, floor area, and rough floor ranges for a given street or building. It's the most basic tool for judging whether an asking price is reasonable, best used by narrowing to the same building or street, similar age, and similar layout, comparing per-ping price rather than raw total price.

There are a few limits to keep in mind. The database reflects reported and registered transactions, so publication timing can lag the transaction and filing and may not represent the very latest market activity. Parking value is sometimes bundled into the total price and sometimes listed separately, which can distort comparisons. And each entry shows only an address range rather than a full address, so matching it to one specific property usually takes extra context.

Actual price registration is a solid reference point for negotiating, but local market conditions shift over time. It's best used alongside up-to-date comparables that Joanna can pull, plus a firsthand look at the specific property's condition, rather than relying on historical numbers alone.

Presale vs. resale homes

Presale homes (預售屋) are sold before construction finishes, with buyers paying in installments tied to construction progress. The upside is the ability to request layout customization within limits (walls, outlet placement), newer common facilities, and payments spread over time rather than all at once. The downside is a wait of one to three years before handover, and the finished result can differ somewhat from the show unit or floor plan, which makes the developer's track record and financial stability much more important to check.

Resale homes (中古屋, meaning any already-completed property, new or old) offer what-you-see-is-what-you-get: you can walk through and judge the actual light, layout, and neighbors, and the building's management quality and reserve fund already have a real track record to check. The tradeoff is a fixed layout, a possible renovation budget, and a need for more careful condition checks.

Neither option is universally better. It comes down to whether your finances suit a presale's installment schedule, how soon you need to actually move in, and whether you'd rather see exactly what you're getting now or wait for something to be built.

Homes near the MRT

An "MRT home" (捷運宅) generally refers to a property within walking distance of a metro station, though how much that's worth depends on the actual distance, whether the station is a major interchange (Banqiao Station, for example, connects the MRT, Taiwan Railway, THSR, and a bus terminal all in one hub), and what else is nearby. Stations closer to central Taipei or New Taipei tend to carry a noticeably higher per-ping premium than stations further out.

Beyond walking minutes, it's worth checking whether your commute runs against rush-hour traffic direction (a reverse commute is usually far more comfortable), how many transfers it takes to reach your destination, and whether any new lines or extensions are planned, since all of these affect both daily convenience and long-term resale value.

The MRT premium is a real, long-standing pattern in the market, but how large it is varies by line and station tier, so not every "near the MRT" listing deserves the same price bump. The real test is still whether it fits your actual commute and budget.

School district homes

Public elementary and junior high school enrollment in Taiwan is generally based on where a family's household registration (戶籍) is located, which is why "school district homes" usually means properties within the zone for a well-regarded elementary or junior high school. For families with children, or planning to have them, this is often a major factor in choosing where to buy.

One thing to watch for is that school district boundaries can shift over time as neighborhoods develop or populations change, so it's worth confirming the current boundary directly with the local household registration office or the school itself, rather than relying only on an agent's information or old listings online. It's also worth checking the timing rules for when a household registration needs to be established relative to the enrollment deadline.

School district homes typically carry a price premium, but whether it's worth paying depends on how many years your child will actually be in that district and your family's longer-term plans. If the need is only short-term, paying a significant premium purely for the school zone deserves a more careful look.

Pre-handover inspection

A pre-handover inspection confirms the property's actual condition matches what was agreed in the contract. For a resale home, this mainly means checking walls and floors for new cracks or water damage, testing that electrical switches and plumbing work properly, checking doors and windows open and close smoothly, and confirming any included furniture or appliances are present and functional. For presale or brand-new units, inspection tends to focus more on construction quality, paint, tile work, whether surfaces are level, and fire safety equipment.

It's best to inspect during daytime, when good light makes wall flaws easier to spot. Bringing a simple checklist, a level, and an outlet tester helps, and for older or higher-value properties, hiring a professional inspection service is worth considering.

If problems turn up during inspection, photograph and document them on the spot and add them to a pre-handover fix list, with an agreed deadline with the seller or developer, rather than discovering issues after handover when they're much harder to resolve.

Handover day

Handover is the final stage of the buying process: confirming the property's condition against the inspection checklist, settling the remaining balance, transferring or settling utility accounts and management fees, and receiving the keys along with related documents such as the title deed, warranty paperwork, and the building's bylaws. It's worth walking through the inspection checklist one more time on handover day to confirm every flagged issue has actually been fixed.

Before handover, remember to transfer the utility accounts into your name, confirm management fees are settled up through the handover date, and make sure any parking access cards or remotes are handed over too. These small details are easy to overlook but become a real hassle to sort out after you've already moved in.

Once handover is complete, the title officially transfers and the new owner can move in. It's worth keeping records from the handover, photos, the checklist, and any signed receipts, for a while afterward, in case an issue not caught earlier comes up and needs to be discussed.