The real experience of buying a rental property in Busan (2026)

So you're thinking about buying a property in Busan and renting it out, but you're not sure if it's even legal or practical as a foreigner.

Good news: we've done the research and put together everything you need to know about rental yields, tenant demand, regulations, and short-term rental rules in Busan.

We constantly update this blog post to reflect the latest data and regulatory changes, so you're always getting 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 Busan.

Can I legally rent out a property in Busan as a foreigner right now?

Can a foreigner own-and-rent a residential property in Busan in 2026?

As of early 2026, foreigners can legally purchase and rent out residential property in Busan under Korea's reporting-based system, which means you file paperwork after buying rather than seeking pre-approval in most cases.

The most common ownership structure for foreign landlords in Busan is direct individual ownership, though some investors use a Korean corporation or appoint a local representative through power of attorney to handle transactions and management.

The main restriction foreigners face is the post-purchase reporting requirement, where you must file with the local district office within 60 days of acquisition, and certain designated zones may require prior permission instead of simple reporting.

If you're not a local, you might want to read our guide to foreign property ownership in Busan.

Do I need residency to rent out in Busan right now?

You do not need Korean residency to own and rent out property in Busan, as InvestKOREA explicitly distinguishes between resident and non-resident foreigners and confirms that non-residents can hold real estate.

However, you will realistically need a Korean tax identification number to report rental income, since earnings connected to Korean property trigger Korean tax obligations regardless of where you live.

A local bank account is not legally required, but it is practically essential because Korean tenants pay rent and deposits via domestic bank transfer, and building management fees are also billed locally.

Managing a Busan rental entirely from abroad is feasible if you hire a local property manager and Korean tax accountant, though expect extra friction with banking, document authentication, and responding to tenant issues remotely.

What rental strategy makes the most money in Busan in 2026?

Is long-term renting more profitable than short-term in Busan in 2026?

As of early 2026, long-term renting in Busan typically delivers more predictable and hassle-free returns for foreign investors, while short-term rentals can generate higher gross revenue but come with significant licensing barriers and seasonal volatility.

A well-managed long-term rental in Busan might generate around 10 to 12 million KRW per year (roughly $7,000 to $8,500 USD or 6,500 to 7,800 EUR), while a well-managed short-term rental in a prime beach area could potentially reach 15 to 20 million KRW ($10,500 to $14,000 USD or 9,700 to 12,900 EUR), but only if you maintain legal compliance and strong occupancy.

Short-term renting tends to outperform financially in Busan's tourist-heavy pockets like Haeundae Beach and Gwangalli, especially during summer and major festivals, though the strict licensing requirements often make this strategy impractical for hands-off foreign investors.

What's the average gross rental yield in Busan in 2026?

As of early 2026, the average gross rental yield for residential properties in Busan sits around 2.0% to 3.2%, which is modest by global standards but typical for Korean cities where purchase prices remain high relative to rental income.

The realistic range spans from about 1.8% in premium beachfront towers to roughly 3.5% in older buildings near universities or transit hubs, so location and property type heavily influence what you can achieve.

Studios and small one-bedroom apartments near student areas like Geumjeong-gu or Nam-gu typically achieve the highest gross yields in Busan, because purchase prices are more affordable while demand from students and young professionals keeps rents steady.

By the way, we have much more granular data about rental yields in our property pack about Busan.

What's the realistic net rental yield after costs in Busan in 2026?

As of early 2026, the average net rental yield in Busan after all costs falls to approximately 1.3% to 2.2%, which reflects the reality that Korean apartment ownership comes with meaningful ongoing expenses.

Most landlords in Busan actually experience net yields between 1.0% and 2.5%, depending on how much they outsource management and how old their building is.

The three main cost categories that pull your gross yield down in Busan are building management fees (called gwanlibi, which can run 120,000 to 350,000 KRW monthly depending on amenities), boiler and air conditioning maintenance (essential given Korea's humid summers and cold winters), and brokerage fees at tenant turnover (typically one month's rent split between landlord and tenant).

You might want to check our latest analysis about gross and net rental yields in Busan.

What monthly rent can I get in Busan in 2026?

As of early 2026, typical monthly rents in Busan range from about 450,000 to 750,000 KRW ($315 to $525 USD or 290 to 485 EUR) for a studio, 700,000 to 1,220,000 KRW ($490 to $855 USD or 450 to 790 EUR) for a one-bedroom, and 1,050,000 to 1,550,000 KRW ($735 to $1,085 USD or 680 to 1,000 EUR) for a two-bedroom in city-center locations.

A realistic entry-level monthly rent for a decent studio in Busan runs about 300,000 to 550,000 KRW ($210 to $385 USD or 195 to 355 EUR) outside the center, or 450,000 to 650,000 KRW ($315 to $455 USD or 290 to 420 EUR) in more central areas.

A typical one-bedroom apartment in Busan rents for around 400,000 to 650,000 KRW ($280 to $455 USD or 260 to 420 EUR) in residential neighborhoods, rising to 700,000 to 1,000,000 KRW ($490 to $700 USD or 450 to 645 EUR) in popular districts like Seomyeon or Dongnae.

A two-bedroom apartment in Busan typically commands 750,000 to 1,150,000 KRW ($525 to $805 USD or 485 to 745 EUR) in standard areas, and can reach 1,200,000 to 1,550,000 KRW ($840 to $1,085 USD or 775 to 1,000 EUR) in premium locations like Haeundae or Centum City.

If you want to know more about this topic, you can read our guide about rents and rental incomes in Busan.

What are the real numbers I should budget for renting out in Busan in 2026?

What's the total "all-in" monthly cost to hold a rental in Busan in 2026?

As of early 2026, the total all-in monthly cost to hold a typical rental apartment in Busan runs approximately 250,000 to 650,000 KRW ($175 to $455 USD or 160 to 420 EUR) before any mortgage payment, depending on building age and how much management you outsource.

The realistic range spans from about 200,000 KRW ($140 USD or 130 EUR) for a simple older unit you manage yourself, up to 700,000 KRW ($490 USD or 450 EUR) for a newer complex with full property management services.

Building management fees (gwanlibi) are typically the largest cost category for Busan landlords, often running 120,000 to 350,000 KRW monthly and covering shared maintenance, security, and common area utilities in Korean apartment complexes.

You want to go into more details? Check our list of property taxes and fees you have to pay when buying a property in Busan.

What's the typical vacancy rate in Busan in 2026?

As of early 2026, the typical vacancy rate for long-term rentals in Busan runs around 4% to 12%, which translates to roughly half a month to one and a half months of vacancy per year for most landlords.

Landlords in Busan should realistically budget for about one month of vacancy per year as a baseline, because tenant turnover typically involves cleaning, minor repairs, and time to find a qualified replacement even in high-demand areas.

The main factor driving vacancy differences across Busan neighborhoods is proximity to employment and transit hubs, with areas like Seomyeon and Centum City seeing faster tenant placement while peripheral residential zones may sit empty longer between leases.

Tenant turnover in Busan tends to peak in late winter and early spring (February through April) when lease cycles align with the Korean academic and corporate calendar, so landlords often see higher vacancy risk during this transition period.

We have a whole part covering the best rental strategies in our pack about buying a property in Busan.

Where do rentals perform best in Busan in 2026?

Which neighborhoods have the highest long-term demand in Busan in 2026?

As of early 2026, the top three neighborhoods with the highest overall long-term rental demand in Busan are Seomyeon in Busanjin-gu (the city's main transport and commercial hub), Centum City in Haeundae-gu (a modern business and residential district), and Dongnae-gu (an established area with strong schools and transit access).

Families in Busan tend to cluster in Dongnae-gu around the Oncheonjang and Myeongnyun areas, as well as Yeonje-gu and parts of Nam-gu like Daeyeon-dong, where they find good schools, parks, and a stable residential atmosphere.

Students create strong rental demand in Jangjeon-dong near Pusan National University in Geumjeong-gu, in Daeyeon-dong near Kyungsung and Pukyong universities in Nam-gu, and in parts of Saha-gu near Dong-A University.

Expats and international professionals in Busan gravitate toward Marine City in Haeundae-gu for premium high-rise living, Gwangalli in Suyeong-gu for its beach lifestyle and cafe culture, and Centum City for its modern conveniences and international feel.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Busan.

Which neighborhoods have the best yield in Busan in 2026?

As of early 2026, the top three neighborhoods offering the best rental yields in Busan are parts of Busanjin-gu outside the premium Seomyeon core, university-adjacent zones in Geumjeong-gu and Nam-gu, and select pockets of Dongnae-gu and Yeonje-gu where prices stay reasonable.

These higher-yielding neighborhoods in Busan typically deliver gross yields in the 2.8% to 3.5% range, compared to the citywide average of around 2.0% to 3.2%.

The main characteristic allowing these Busan neighborhoods to achieve better yields is that purchase prices have not inflated to premium levels, while tenant demand remains structurally supported by nearby universities, transit connections, and steady local employment.

We cover a lot of neighborhoods and provide a lot of updated data in our pack about real estate in Busan.

Where do tenants pay the highest rents in Busan in 2026?

As of early 2026, the top three neighborhoods where tenants pay the highest rents in Busan are Marine City in Haeundae-gu, Centum City in Haeundae-gu, and the Gwangalli and Gwanganli area in Suyeong-gu.

A standard apartment in these premium Busan neighborhoods typically rents for 1,200,000 to 2,500,000 KRW per month ($840 to $1,750 USD or 775 to 1,615 EUR), with larger units and ocean views pushing even higher.

These Busan neighborhoods command the highest rents because they combine ocean proximity, modern high-rise construction, walkable lifestyle amenities, and strong transit access in a way that other parts of the city cannot match.

The typical tenant profile in these top-rent Busan neighborhoods includes corporate executives, expat professionals on housing allowances, affluent Korean families seeking prestige addresses, and successful business owners who prioritize convenience and views.

What do tenants actually want in Busan in 2026?

What features increase rent the most in Busan in 2026?

As of early 2026, the top three property features that increase monthly rent the most in Busan are walkable access to Metro Line 2 (the beach and business corridor line), ocean views or proximity to Haeundae or Gwangalli beaches, and newer building construction with strong maintenance and modern insulation.

Ocean views in Busan can add a rent premium of roughly 15% to 30% compared to similar inland units, making this the single most valuable feature for properties in the Haeundae and Suyeong districts.

One commonly overrated feature in Busan is luxury fitness center access within the building, because many tenants already have gym memberships elsewhere and do not pay meaningfully extra for in-building facilities.

One affordable upgrade that delivers strong return for Busan landlords is installing a quality air conditioning and heating system (or upgrading an old one), because Korea's humid summers and cold winters make climate control a top tenant priority.

Do furnished rentals rent faster in Busan in 2026?

As of early 2026, furnished apartments in Busan typically rent about one to three weeks faster than unfurnished units, but this advantage is strongest in expat-heavy areas like Haeundae and student corridors near universities where tenants want move-in-ready options.

Furnished rentals in Busan generally command a rent premium of around 5% to 15% over comparable unfurnished units, though many local Korean tenants prefer bringing their own furniture and may not pay extra for furnishings.

How regulated is long-term renting in Busan right now?

Can I freely set rent prices in Busan right now?

Landlords in Busan can freely set initial rent prices on new leases at market rates, with no government-mandated caps on what you charge when signing a fresh contract with a new tenant.

However, rent increases during an existing tenancy are effectively constrained by Korea's lease renewal framework, which in many cases limits increases to around 5% when a tenant exercises their renewal rights after the initial two-year term.

What's the standard lease length in Busan right now?

The standard lease length for residential rentals in Busan is two years, which has become the default contract term that both landlords and tenants expect in the Korean market.

Korea does not impose a simple nationwide maximum on security deposits, so landlords in Busan can legally request deposits ranging from a few months' rent under the wolse system to massive lump sums (sometimes 50 to 100 million KRW or more) under the jeonse system where tenants pay little or no monthly rent.

At lease end in Busan, landlords must return the deposit in full unless there are documented damages or unpaid amounts, typically within a reasonable period after the tenant vacates and the property is inspected.

How does short-term renting really work in Busan in 2026?

Is Airbnb legal in Busan right now?

Using the Airbnb platform is not illegal in Busan, but actually operating a short-term tourist rental from a standard residential apartment requires fitting into one of Korea's specific licensing categories, which most casual investors do not qualify for.

To legally operate a short-term rental in Busan, you typically need to register under tourism law as an urban minbak or foreign tourist city homestay, which often requires the host to live on-site and may restrict guests to foreign tourists only.

Korea does not have a simple annual night limit like some Western cities; instead, the constraint is the licensing category itself, where operating outside the permitted framework (rather than exceeding a day count) is what creates compliance problems.

The most common consequence for running an unlicensed short-term rental in Busan is administrative fines and potential orders to cease operations, with platforms like Airbnb now increasingly requiring hosts to show valid registration before listing.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Busan.

What's the average short-term occupancy in Busan in 2026?

As of early 2026, the average annual occupancy rate for short-term rentals in Busan sits around 45% to 55%, with well-positioned listings in prime beach areas sometimes reaching 60% to 70%.

The realistic range that most short-term rentals experience in Busan spans from about 35% for poorly located or generic listings up to 70% for optimized properties in Haeundae, Gwangalli, or near major event venues.

The highest occupancy months for Busan short-term rentals are typically July and August during beach season, plus October during the Busan International Film Festival and other major autumn events.

The lowest occupancy months in Busan tend to be January through March (cold winter with few tourists) and November through early December before the holiday season picks up.

Finally, please note that you can find much more granular data about this topic in our property pack about Busan.

What's the average nightly rate in Busan in 2026?

As of early 2026, the average nightly rate for short-term rentals in Busan runs approximately 90,000 to 130,000 KRW ($63 to $91 USD or 58 to 84 EUR) for a typical entire-place listing in mainstream neighborhoods.

The realistic range covering most Busan short-term listings spans from about 60,000 KRW ($42 USD or 39 EUR) for basic rooms or off-peak periods up to 250,000 KRW ($175 USD or 160 EUR) or more for premium beachfront units during high season.

The typical nightly rate difference between peak summer season and off-season winter in Busan can be 40,000 to 80,000 KRW ($28 to $56 USD or 26 to 52 EUR), with beach-adjacent properties seeing the most dramatic swings.

Is short-term rental supply saturated in Busan in 2026?

As of early 2026, short-term rental supply in Busan is moderately saturated in the most popular tourist zones but not uniformly crowded across the city, meaning location selection matters enormously for new entrants.

The number of active short-term rental listings in Busan has been growing, driven partly by late-2025 deregulation allowing older homes in certain districts to become licensed guesthouses more easily.

The most oversaturated neighborhoods for short-term rentals in Busan are Haeundae (especially near the beach), Gwangalli in Suyeong-gu, and older downtown districts like Jung-gu and Dong-gu where guesthouse supply has surged.

Neighborhoods in Busan that still have room for new short-term rental supply include outer residential areas with emerging tourism appeal, pockets near newer cultural attractions, and districts where licensed accommodations remain sparse despite growing visitor interest.

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.