Authored by the expert who managed and guided the team behind the South Korea Property Pack
Yes, the analysis of Busan's property market is included in our pack
This guide covers everything you need to know about the feasibility and potential profitability of running an Airbnb in Busan in 2026, including current regulations, realistic earnings, and market competition.
We constantly update this blog post with the latest data on housing prices in Busan and short-term rental market conditions.
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 Busan.
Insights
- Busan Airbnb hosts earn an average of 2.1 million KRW per month (about $1,500), but top performers in Haeundae can reach 4 million KRW or more during peak beach season.
- The October 2025 regulations removed most studios and officetels from Airbnb, so apartments, villas, and detached houses are now the main viable property types for hosts in Busan.
- Busan's short-term rental market has roughly 11,000 active listings, with about 72% being 1-bedroom units, making it a crowded segment where differentiation matters.
- Haeundae Beach and Gwangalli neighborhoods command nightly rates 30% to 50% higher than inland areas like Sasang or Dongnae, reflecting Busan's "beach premium" effect.
- The typical Airbnb occupancy rate in Busan sits around 50%, but top hosts with strong reviews and responsive service achieve 60% to 65% occupancy.
- Busan's demand spikes are event-driven: the Busan International Film Festival (September) and Gwangalli Fireworks Festival can push nightly rates 40% to 60% above normal.
- Operating expenses for a Busan Airbnb typically run between 650,000 and 1.2 million KRW per month, with building maintenance fees being a significant cost in Korean apartments.
- The legal pathway for Airbnb-style hosting in Busan is the "city home-stay for foreign tourists" category, which requires hosts to live in the property and serve foreign guests.
Can I legally run an Airbnb in Busan in 2026?
Is short-term renting allowed in Busan in 2026?
As of the first half of 2026, short-term renting in Busan is allowed, but it operates under specific conditions rather than being a blanket right for any residential property.
The main legal framework governing short-term rentals in Busan is Korea's Tourism Promotion Act and its Enforcement Decree, which define "city home-stay services for foreign tourists" as the primary legal pathway for residential Airbnb-style hosting.
The single most important restriction is that hosts must be residents living in the property they rent out, and their guests must be foreign tourists, not domestic Korean travelers.
Additionally, from October 2025, Airbnb required all Korean listings to submit accommodation license information, and studios and officetels classified as commercial buildings are no longer permitted on the platform.
Hosts operating without proper registration can face enforcement actions and penalties from local authorities, though the severity varies depending on the nature of the violation.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in South Korea.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in South Korea.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Busan as of 2026?
As of the first half of 2026, there is no simple nationwide "nights-per-year cap" system for Airbnbs in Busan like you might find in cities such as Amsterdam or London.
The rules in Korea focus on who hosts (a resident), what property (the home they live in), and who the guests are (foreign tourists), rather than setting a maximum number of rental nights per year.
These requirements apply consistently across property types in Busan, though building-level bylaws may impose additional restrictions, particularly in large apartment complexes.
Do I have to live there, or can I Airbnb a secondary home in Busan right now?
If you want the cleanest legal pathway for hosting in Busan, you should assume you need to live in the property you are renting out.
The Enforcement Decree defines city home-stay services as residents equipping houses "they are living in," which means secondary homes or investment properties do not fit this framework well.
There is no straightforward additional permit that allows you to operate a secondary home as a short-term rental under the residential homestay category.
The key difference is simple: primary residence hosting fits the intended legal framework, while secondary home hosting moves you toward business models that typically require different licensing categories.
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Can I run multiple Airbnbs under one name in Busan right now?
Under the resident-homestay model in Busan, running multiple separate homes under one name is generally not realistic because the legal framework ties hosting to the single home you live in.
There is no specific maximum number of properties one person can list, but the "house they are living in" requirement effectively limits you to one property at a time.
If you want to host multiple rooms, renting out several bedrooms within the same primary home is plausible, but operating multiple entire-home units across Busan is a different story.
Do I need a short-term rental license or a business registration to host in Busan as of 2026?
As of the first half of 2026, you should plan for both tourism-side registration through your local authority and tax-side registration for income reporting.
The process typically involves registering under the city home-stay for foreign tourists category with the relevant district office, which requires documentation proving you live in the property.
You will generally need to provide proof of residence, property ownership or lease documents, and basic facility information showing your home meets safety standards.
Costs are relatively modest compared to Western licensing systems, but you should budget for any building safety inspections that may be required.
Are there neighborhood bans or restricted zones for Airbnb in Busan as of 2026?
As of the first half of 2026, Busan does not have formal citywide neighborhood bans or restricted zones for Airbnb in the way some Western cities do.
The bigger real-world constraint comes from building-level bylaws, where apartment complex management associations and officetel buildings often implement their own restrictions or outright bans.
High-tourism areas like Haeundae, Gwangalli, Nampo-dong, and Seomyeon tend to see more neighbor complaints and scrutiny simply because tourism activity is intense in these zones.
We made this infographic to show you how property prices in South Korea compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Busan in 2026?
What's the average and median nightly price on Airbnb in Busan in 2026?
As of the first half of 2026, the average nightly price (ADR) for an Airbnb listing in Busan is approximately 140,000 KRW ($100 USD / 95 EUR), while the estimated median sits closer to 120,000 KRW ($85 USD / 80 EUR).
The typical nightly price range covering roughly 80% of listings in Busan falls between 77,000 KRW ($55 USD) and 224,000 KRW ($160 USD), depending on location and property type.
The single biggest factor affecting nightly pricing in Busan is proximity to the beach, with Haeundae and Gwangalli listings commanding premiums of 30% to 50% over inland neighborhoods.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Busan.
How much do nightly prices vary by neighborhood in Busan in 2026?
As of the first half of 2026, nightly prices in Busan can vary from around 77,000 KRW ($55 USD / 52 EUR) in value areas to over 224,000 KRW ($160 USD / 150 EUR) in premium beachfront zones like Marine City and Haeundae.
The three neighborhoods with the highest average nightly prices in Busan are Haeundae (154,000 to 224,000 KRW / $110 to $160 USD), Marine City and Centum City (similar range), and Gwangalli in Suyeong-gu (140,000 to 196,000 KRW / $100 to $140 USD).
The more affordable neighborhoods include Sasang (77,000 to 112,000 KRW / $55 to $80 USD), parts of Dongnae, and Gimhae-adjacent edges, though these areas still attract budget-conscious travelers and longer-stay guests looking for transit access.
What's the typical occupancy rate in Busan in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Busan is approximately 50%, which serves as a solid baseline for underwriting a conservative business case.
The realistic occupancy rate range covering most listings in Busan falls between 35% (low performers) and 65% (top performers), with the median around 42% to 50%.
This occupancy level is competitive for a regional Korean city, though it trails slightly behind Seoul's denser tourism market.
The single biggest factor for achieving above-average occupancy in Busan is proximity to beach or cultural hotspots, combined with responsive hosting and strong guest reviews.
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What's the average monthly revenue per listing in Busan in 2026?
As of the first half of 2026, the estimated average monthly revenue per Airbnb listing in Busan is approximately 2.1 million KRW ($1,500 USD / 1,400 EUR), calculated from ADR and occupancy rates.
The realistic monthly revenue range covering roughly 80% of listings in Busan spans from 1.2 million KRW ($850 USD) to 2.7 million KRW ($1,900 USD), depending on location and property quality.
Top-performing listings in Busan, particularly those in Haeundae with ocean views, can achieve 4 million KRW ($2,900 USD) or more during peak months. For context, at 65% occupancy and $140 ADR, a top listing earns roughly $2,730 per month.
Finally, note that we give here all the information you need to buy and rent out a property in Busan.
What's the typical low-season vs high-season monthly revenue in Busan in 2026?
As of the first half of 2026, typical monthly revenue in Busan ranges from approximately 1.2 million KRW ($840 USD / 790 EUR) during low season to 3.3 million KRW ($2,340 USD / 2,200 EUR) during high season.
Low season in Busan runs from roughly November through February when beach demand drops significantly, while high season peaks in July and August (summer beaches) and during major events like the Busan International Film Festival in September and October.
What's a realistic Airbnb monthly expense range in Busan in 2026?
As of the first half of 2026, realistic monthly operating expenses for an Airbnb in Busan range from approximately 650,000 KRW ($450 USD / 420 EUR) to 1.2 million KRW ($850 USD / 800 EUR), excluding mortgage or financing costs.
The single largest expense category in Busan is typically building maintenance fees (called "gwanlibi"), which can run 200,000 to 400,000 KRW per month in apartment complexes, followed by cleaning and laundry costs.
Hosts in Busan should expect to spend roughly 30% to 45% of gross revenue on operating expenses, with the lower end for self-managed listings and the higher end when using a co-host or property manager.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Busan.
What's realistic monthly net profit and profit per available night for Airbnb in Busan in 2026?
As of the first half of 2026, realistic monthly net profit for a self-managed Airbnb in Busan ranges from approximately 900,000 KRW ($650 USD / 610 EUR) to 1.45 million KRW ($1,050 USD / 980 EUR), with profit per available night around 30,000 to 48,000 KRW ($21 to $34 USD).
For listings using a property manager or co-host (adding 15% to 25% of revenue in fees), net profit typically falls to 450,000 to 1.05 million KRW ($320 to $750 USD) per month.
Hosts in Busan typically achieve net profit margins of 40% to 55% when self-managing, dropping to 25% to 40% with management services.
The break-even occupancy rate for a typical Airbnb listing in Busan sits around 25% to 30%, meaning most hosts cover their costs relatively easily but need higher occupancy for meaningful profit.
In our property pack covering the real estate market in Busan, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in South Korea versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Busan as of 2026?
How many active Airbnb listings are in Busan as of 2026?
As of the first half of 2026, there are approximately 11,000 active Airbnb listings in Busan, making it one of the more competitive short-term rental markets in South Korea outside Seoul.
This number has fluctuated over the past year due to the October 2025 enforcement requiring license registration, which removed some non-compliant listings, though the overall trend has been growth driven by inbound tourism demand.
Which neighborhoods are most saturated in Busan as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Busan are Haeundae (including Marine City and Centum City), Gwangalli in Suyeong-gu, Seomyeon in Busanjin-gu, and Nampo-dong in Jung-gu.
These areas are saturated not just because of beach access, but because they combine dense high-rise residential inventory, excellent transit connections, and multiple demand drivers like nightlife, dining, and festival venues.
Relatively undersaturated neighborhoods that may offer better opportunities include parts of Yeongdo (for guests seeking atmosphere and coastal village vibes), the Gijang County coast (for travelers with cars seeking quieter beach stays), and transit-accessible pockets of Dongnae or Sasang for budget-conscious longer-term guests.
What local events spike demand in Busan in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Busan are the Busan International Film Festival (BIFF) in September, the Gwangalli Fireworks Festival in autumn, and summer beach season from July through August.
During these peak events, bookings typically increase by 40% to 60%, and hosts can push nightly rates 30% to 50% above their normal pricing without losing bookings.
Smart hosts in Busan should adjust pricing and minimum stay requirements at least 2 to 3 months in advance for major events, especially BIFF, when international visitors book early.
What occupancy differences exist between top and average hosts in Busan in 2026?
As of the first half of 2026, top-performing hosts in Busan achieve occupancy rates of 60% to 65%, roughly 10 to 15 percentage points higher than the market average of around 50%.
Average hosts in Busan hover around 42% to 50% occupancy, while underperforming listings can drop to 20% to 30%, often due to poor photos, slow response times, or unfavorable locations.
New hosts in Busan typically take 6 to 12 months to reach top-performer occupancy levels, assuming they invest in quality photos, competitive pricing, and consistently earn positive reviews.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Busan.
Which price points are most crowded, and where's the "white space" for new hosts in Busan right now?
The nightly price range with the highest concentration of listings in Busan is 98,000 to 168,000 KRW ($70 to $120 USD / 65 to 110 EUR), where most 1-bedroom apartments and officetels compete directly.
White space opportunities for new hosts exist above 196,000 KRW ($140 USD) for family-friendly 2-bedroom units near beaches but not on the beachfront, and below 70,000 KRW ($50 USD) for budget-conscious longer-stay guests in transit-accessible areas like Seomyeon.
To successfully compete in underserved price segments in Busan, new hosts should focus on unique value propositions: either larger spaces for families and groups, experience-led stays in character neighborhoods like Yeongdo, or transit-optimized locations for repeat visitors exploring multiple districts.
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What property works best for Airbnb demand in Busan right now?
What bedroom count gets the most bookings in Busan as of 2026?
As of the first half of 2026, 1-bedroom listings get the most bookings in Busan, representing approximately 72% of the market's active inventory.
The booking rate breakdown by bedroom count in Busan shows roughly 72% for 1-bedroom units, 18% for 2-bedroom units, with studios and 3+ bedrooms sharing the remaining 10%.
This pattern exists because Busan attracts primarily couples and solo travelers for short beach breaks or festival visits, and the city's residential stock heavily favors compact apartments and officetels.
What property type performs best in Busan in 2026?
As of the first half of 2026, apartments and officetels (studio-style units in mixed-use buildings) perform best for Airbnb in Busan due to their proximity to transit, elevator access, and concentration near tourism hotspots.
Occupancy rates across property types show apartments averaging 50% to 55%, villas and low-rise multi-family homes around 45% to 50%, and detached houses varying widely based on location (40% to 55%).
Apartments outperform in Busan because they dominate the residential inventory in high-demand coastal areas, offer modern amenities that guests expect, and typically have fewer building-level restrictions than officetels following the October 2025 regulations.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Busan, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Korea Statutes (KLRI) - Tourism Promotion Act | It's the official, consolidated English statute text from Korea's legal research institute. | We used it to anchor what counts as a regulated "tourism business" and which activities require registration. We then cross-checked practical hosting rules against the enforcement decree. |
| Enforcement Decree of the Tourism Promotion Act | This is the presidential decree that spells out operational definitions and subcategories in plain legal terms. | We used it to identify the legal pathway for "city home-stay services for foreign tourists." We then inferred what that implies for primary-residence requirements and guest eligibility. |
| The Korea Herald | It's a major national newspaper with clear attribution to Ministry of Culture, Sports and Tourism announcements. | We used it to date-stamp the October 2025 policy relaxation on urban homestays. We treated it as policy context rather than the legal text itself. |
| The Korea Times | It's a respected English-language Korean newspaper with direct government source attribution. | We used it to understand what specifically changed in homestay regulations (building age, language requirements). We cross-checked this with the Herald and official sources. |
| AirDNA - Busan Market Snapshot | AirDNA is a widely used STR data provider with transparent, market-level metrics. | We used it for demand, pricing, supply data (ADR, occupancy, active listings, amenities mix). We then computed revenue and profit ranges from those inputs. |
| Airbnb Resource Center - Superhost Impact | This is Airbnb's own published guidance with quantified host performance statistics. | We used it to estimate the performance gap between top hosts and average hosts. We then translated that into realistic occupancy and ADR uplift scenarios for Busan. |
| Korea Tourism Data Lab (KTO) | It's run by Korea's national tourism body and directly references official tourism statistics. | We used it to ground the demand engine behind Busan STRs (inbound tourism momentum). We aligned seasonality assumptions with national inbound patterns. |
| Visit Busan Official Travel Guide | It's the city's official tourism guide reflecting what visitors actually come to see. | We used it to identify the real neighborhood magnets (beaches, markets, cultural villages) that drive bookings. We mapped these to saturated zones and white-space areas. |
| Busan Metropolitan City | It's an official municipal government site. | We used it as a second official confirmation of what Busan promotes and where visitor attention concentrates. We used those anchors to pick example neighborhoods. |
| Korea National Tax Service | It's the official tax authority website. | We used it to frame the income reporting reality for hosts and where official guidance lives. We kept it high-level and focused on practical compliance steps. |
| Airbnb Newsroom - Korea Compliance | It's Airbnb's official announcement regarding licensing requirements in Korea. | We used it to understand the October 2025 deadline for license submission and what happens to non-compliant listings. We integrated this with regulatory analysis. |
| Airbnb Help Center - Korea Hosting | It's Airbnb's official guidance for hosts operating in Korea. | We used it to understand property type restrictions (officetels banned) and documentation requirements. We cross-checked with news sources and legal texts. |
| AirROI - Busan Market Report | AirROI provides detailed STR analytics with performance tier breakdowns. | We used it to validate performance differences between top, median, and bottom listings. We incorporated their seasonality data into our revenue estimates. |
| Airbtics - Busan Statistics | Airbtics provides accessible STR market data with guest origin breakdowns. | We used it to cross-check occupancy rates and annual revenue figures. We noted the 61% median occupancy for well-performing listings as a benchmark. |
| Bamboo Routes - Busan Rental Yield Analysis | It's our own in-depth analysis of Busan's rental market with district-level data. | We used it to validate neighborhood pricing patterns and compare short-term versus long-term rental yields. We integrated insights on property type performance. |
| Busan International Film Festival (Official) | It's the official website of Asia's largest film festival held in Busan. | We used it to confirm festival dates and understand BIFF's impact on Busan's tourism calendar. We incorporated this into our seasonality and demand spike analysis. |
| The Straits Times | It's mainstream international reporting explicitly referencing government announcements. | We used it as an independent cross-check that the MCST homestay policy change is real and nationwide. We only used it for the "what changed / when" layer. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of South Korea. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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