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This article explains the current housing prices in Busan in 2026, with simple numbers for ordinary residential buyers.
We constantly update this blog post because Busan property prices can move differently between coastal districts, central areas and older peripheral neighborhoods.
You will find average prices, median prices, price per square meter, neighborhood ranges, taxes, fees and examples by budget.
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
- The average housing price in Busan in 2026 is about KRW 620 million, but the median price is lower, at around KRW 520 million.
- Busan property prices in 2026 are not one market: Haeundae and Marine City can cost more than three times older peripheral areas.
- A normal family apartment in Busan in 2026 usually sits around KRW 500 million to KRW 700 million, depending on age and district.
- Final sale prices in Busan are often 3% to 7% below asking prices, but the gap is smaller for well-priced coastal apartments.
- The median price per square meter in Busan in 2026 is about KRW 6.8 million, or roughly $4,457 per square meter.
- Newer apartments in Busan usually cost 15% to 30% more than comparable older resale apartments.
- At $200,000, a buyer in Busan is mostly looking at small existing units, older villas or compact apartments in cheaper districts.
- At $1 million, a buyer can enter Busan’s premium coastal apartment market, but not always the top luxury towers.
- Buyers should usually add 4% to 7% to the purchase price before renovation, and much more if the home needs serious work.
What is the average housing price in Busan in 2026?
The median housing price in Busan in 2026 is more useful than the average price because very expensive coastal apartments can pull the average up and make the normal market look more expensive than it really is.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Busan in 2026 is about KRW 520 million, which is about $341,000 or €295,000. The average housing price in Busan in 2026 is about KRW 620 million, which is about $406,000 or €351,000.
A realistic range for about 80% of ordinary residential properties in Busan in 2026 is KRW 350 million to KRW 950 million, or about $229,000 to $623,000 and €198,000 to €538,000.
A realistic entry range in Busan in 2026 is KRW 180 million to KRW 350 million, or about $118,000 to $229,000 and €102,000 to €198,000, which can buy a small existing apartment or officetel of 25 to 45 square meters in Dadae-dong, Sasang, Saha-gu or older parts of Dongnae and Yeonsan.
A typical luxury property in Busan in 2026 usually costs KRW 1.2 billion to KRW 2 billion or more, or about $787,000 to $1.31 million and €680,000 to €1.13 million, which can buy a large sea-view apartment in Marine City, Haeundae, Centum City, Namcheon-dong or Gwangalli.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Busan.
Are Busan property listing prices close to the actual sale price in 2026?
In Busan in 2026, final closed prices are usually about 3% to 7% below listing prices.
The gap is smaller for well-priced apartments near subway stations in Haeundae, Suyeong, Seomyeon and other liquid areas. The gap can be much larger for older villas, detached houses, weak peripheral locations or sea-view apartments listed above recent comparable sales.
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What is the price per sq m or per sq ft for properties in Busan in 2026?
As of 2026, the median housing price in Busan is about KRW 6.8 million per square meter, or $4,457 and €3,852 per square meter, which equals about KRW 632,000 per square foot, or $414 and €358 per square foot. The average housing price in Busan is about KRW 7.5 million per square meter, or $4,916 and €4,248 per square meter, which equals about KRW 697,000 per square foot, or $457 and €395 per square foot.
The highest price per square meter in Busan in 2026 is usually found in small and mid-sized premium apartments near the sea, while the lowest price per square meter is usually found in older large apartments, villas and detached homes that need more renovation.
The highest price per square meter in Busan in 2026 is usually in Marine City, Centum City, Namcheon-dong, premium Haeundae and Gwangalli, where prices can reach KRW 10 million to KRW 15 million or more per square meter. The lowest range is usually in Dadae-dong, Sasang, parts of Saha-gu and older Yeongdo, where prices are closer to KRW 3.5 million to KRW 5.2 million per square meter.
How have property prices evolved in Busan?
Busan residential prices in 2026 are about 3% to 5% higher than one year earlier in nominal KRW terms. The increase came mostly from high new-apartment costs and stronger demand in coastal and convenient districts.
Compared with two years ago, Busan property prices in 2026 are moderately higher, but the change is uneven by area. Prime coastal apartments recovered better, while older inland and peripheral homes stayed more price-sensitive.
By the way, we’ve written a blog article detailing the latest updates on property price variations in South Korea.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Busan.
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How do prices vary by housing type in Busan in 2026?
The Busan residential market in 2026 is mostly apartments, with about 72% apartments and condos, 8% residential officetels, 9% villas and low-rise homes, 5% detached houses, 4% luxury high-rise units and 2% new-construction or recently completed apartments.
In Busan in 2026, a standard apartment averages about KRW 590 million, or $387,000 and €334,000, while a premium apartment averages about KRW 1.35 billion, or $885,000 and €765,000. An officetel used as a home averages about KRW 260 million, or $170,000 and €147,000, a villa averages about KRW 330 million, or $216,000 and €187,000, a detached house averages about KRW 520 million, or $341,000 and €295,000, and a new apartment averages about KRW 760 million, or $498,000 and €431,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Busan in 2026?
New or recently completed apartments in Busan in 2026 usually cost about 15% to 30% more than comparable older resale apartments.
This premium exists because Busan buyers pay extra for better parking, newer building systems, cleaner common areas, elevators, smart-home features and lower short-term renovation risk.
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How do property prices vary by neighborhood in Busan in 2026?
Haeundae and Marine City are Busan’s clearest premium residential areas in 2026, with high-rise apartments, sea-view towers and larger luxury units. Typical homes often range from KRW 1.1 billion to KRW 1.8 billion, or about $721,000 to $1.18 million and €623,000 to €1.02 million, because buyers pay for the beach, marina views, prestige and lifestyle.
Seomyeon and Jeonpo are more central and practical, with apartments, compact units and officetels that suit people who want subway access and city life. Typical homes often range from KRW 350 million to KRW 700 million, or about $229,000 to $459,000 and €198,000 to €397,000.
Gwangalli, Gwangan and Minrak are popular lifestyle areas with coastal apartments, smaller premium units and bridge-view homes. Typical homes often range from KRW 550 million to KRW 1.1 billion, or about $360,000 to $721,000 and €312,000 to €623,000, because the beach and cafe area make demand stronger.
You will find a much more detailed analysis by areas in our property pack about Busan. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Busan neighborhood | Area profile | Typical price range | Typical price per sqm | Typical price per sqft |
|---|---|---|---|---|
| Marine City / U-dong | Luxury / sea view | KRW 1.2bn to 2.2bn / $787k to $1.44m | KRW 11.5m to 15.0m / $7,538 to $9,832 | KRW 1.07m to 1.39m / $700 to $914 |
| Centum City | Business / premium | KRW 900m to 1.6bn / $590k to $1.05m | KRW 10.0m to 13.0m / $6,554 to $8,521 | KRW 929k to 1.21m / $609 to $792 |
| Namcheon-dong | Prestige family | KRW 850m to 1.5bn / $557k to $983k | KRW 9.5m to 13.5m / $6,227 to $8,848 | KRW 883k to 1.25m / $579 to $822 |
| Dalmaji / Jung-dong | Scenic premium | KRW 750m to 1.3bn / $492k to $852k | KRW 8.5m to 11.5m / $5,571 to $7,538 | KRW 790k to 1.07m / $518 to $700 |
| Gwangan-dong | Beach / popular | KRW 600m to 1.1bn / $393k to $721k | KRW 7.8m to 10.5m / $5,113 to $6,882 | KRW 725k to 975k / $475 to $639 |
| Minrak-dong | Coastal lifestyle | KRW 520m to 950m / $341k to $623k | KRW 7.0m to 9.5m / $4,588 to $6,227 | KRW 650k to 883k / $426 to $579 |
| Jeonpo / Seomyeon | Central / commute | KRW 420m to 780m / $275k to $511k | KRW 6.8m to 9.0m / $4,457 to $5,899 | KRW 632k to 836k / $414 to $548 |
| Myeongji | New family area | KRW 430m to 750m / $282k to $492k | KRW 6.0m to 8.0m / $3,933 to $5,244 | KRW 557k to 743k / $365 to $487 |
| Yeonsan-dong | Practical commute | KRW 380m to 700m / $249k to $459k | KRW 5.8m to 7.5m / $3,802 to $4,916 | KRW 539k to 697k / $353 to $457 |
| Dongnae | Family / schools | KRW 430m to 800m / $282k to $524k | KRW 6.0m to 8.3m / $3,933 to $5,440 | KRW 557k to 771k / $365 to $505 |
| Munhyeon-dong | Value / CBD access | KRW 350m to 650m / $229k to $426k | KRW 5.2m to 7.0m / $3,408 to $4,588 | KRW 483k to 650k / $317 to $426 |
| Dadae-dong | Budget / peripheral coast | KRW 200m to 420m / $131k to $275k | KRW 3.5m to 5.2m / $2,294 to $3,408 | KRW 325k to 483k / $213 to $317 |
How much more do you pay for properties in Busan when you include renovation work, taxes, and fees?
In Busan in 2026, a buyer should usually add 4% to 7% to the purchase price without renovation, 8% to 15% with light renovation, and 15% to 25% or more with heavy renovation.
If you buy a Busan property for about $200,000, that is about KRW 305 million, and a simple no-renovation purchase may add around KRW 15 million to KRW 21 million, or about $10,000 to $14,000. With light renovation, the all-in budget can rise closer to KRW 330 million to KRW 350 million, or about $216,000 to $229,000.
If you buy a Busan property for about $500,000, that is about KRW 763 million, and normal taxes and fees may add around KRW 31 million to KRW 53 million, or about $20,000 to $35,000. With light renovation, the all-in budget can easily reach KRW 825 million to KRW 875 million, or about $541,000 to $574,000.
If you buy a Busan property for about $1,000,000, that is about KRW 1.526 billion, and normal taxes and fees may add around KRW 61 million to KRW 107 million, or about $40,000 to $70,000. If the apartment is older and needs heavier work, the final all-in budget can move above KRW 1.75 billion, or about $1.15 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in South Korea.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Busan
| Extra cost | Type | Estimated cost range in Busan |
|---|---|---|
| Acquisition tax and surtaxes | Taxes | Many ordinary first-home cases can fall around 1.1% to 3.5% of the purchase price. The rate can be higher for multiple-home buyers or special cases. A buyer should check the exact status before signing. |
| Brokerage fee | Fees | Brokerage is often around 0.4% to 0.9% of the price, depending on the price band and agreement. On a KRW 600 million home, this can be several million won. Always confirm the fee before making an offer. |
| Registration, court and certificates | Fees | A practical budget is about KRW 1 million to KRW 5 million, or about $700 to $3,300. This covers several administrative costs. The final amount depends on the transaction structure. |
| Legal, translation and due diligence | Professional fees | A foreign buyer may want to budget around KRW 1 million to KRW 6 million, or about $700 to $3,900. This can cover document checks, translation and professional help. It is especially useful when the buyer does not speak Korean. |
| Light renovation | Renovation | A light renovation can cost around KRW 20 million to KRW 60 million, or about $13,000 to $39,000. This can include paint, flooring, lighting and small kitchen or bathroom updates. Older apartments can quickly move above this range. |
| Full interior renovation | Renovation | A full interior renovation can cost around KRW 70 million to KRW 200 million or more, or about $46,000 to $131,000 or more. This is common when plumbing, kitchen, bathrooms and built-in storage need major work. Large coastal units can cost more. |
| Appliances and furniture | Move-in costs | A buyer may spend around KRW 10 million to KRW 40 million, or about $7,000 to $26,000. The lower end is for basic move-in needs. The higher end fits larger apartments or premium furniture. |
| Contingency | Safety buffer | A safe contingency is about 3% to 5% of the purchase price. This protects the buyer from small surprises after inspection or move-in. It is especially important for older Busan apartments. |
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.
What properties can you buy in Busan in 2026 with different budgets?
With $100,000, or about KRW 153 million, there is not a deep mainstream ownership market in Busan in 2026, but a buyer may find a very small 18 to 25 square meter officetel in Sasang or Saha-gu, an old 20 to 30 square meter villa unit near the edge of Dadae-dong, or a very old 25 to 35 square meter compact apartment in peripheral Saha-gu, all existing homes.
With $200,000, or about KRW 305 million, a buyer in Busan in 2026 may find a 40 to 50 square meter small existing apartment in Dadae-dong, a 30 to 40 square meter existing officetel around the edge of Seomyeon or Jeonpo, or a 45 to 60 square meter older low-rise villa in Sasang or Saha-gu.
With $300,000, or about KRW 458 million, a buyer in Busan in 2026 may find a 60 to 75 square meter older family apartment in Yeonsan-dong, a 50 to 65 square meter compact existing apartment in Jeonpo or Seomyeon, or a 45 to 60 square meter newer resale apartment in Myeongji.
With $500,000, or about KRW 763 million, a buyer in Busan in 2026 may find an 80 to 85 square meter standard family apartment in Yeonsan or Dongnae, a 75 to 85 square meter newer resale apartment in Myeongji, or a 55 to 70 square meter smaller coastal apartment in Gwangan or Minrak.
With $1,000,000, or about KRW 1.526 billion, a buyer in Busan in 2026 may find a 100 to 125 square meter premium high-rise apartment in Centum City, a 90 to 115 square meter sea-view apartment in Gwangalli or Gwangan, or a 110 to 130 square meter prestige family apartment in Namcheon-dong.
With $2,000,000, or about KRW 3.051 billion, the Busan market in 2026 becomes narrow but real, with possible options such as a 170 to 220 square meter large luxury sea-view apartment in Marine City or Haeundae, a 160 to 220 square meter penthouse in Centum City or Gwangalli, or a high-end detached or redevelopment-value house in Namcheon or the Haeundae hillside.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in South Korea.
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 used | Why this source matters | How we used this source |
|---|---|---|
| Korea Real Estate Board R-ONE Real Estate Statistics System | It is Korea’s official real-estate statistics platform and is one of the strongest anchors for housing market data. | We used it as the main anchor for Busan apartment price trends. We treated it as more reliable than listing websites because it is based on official statistical collection. |
| Korea Real Estate Board Real Estate Transaction Statistics | It explains the official transaction-statistics system based on reported real-estate transactions. | We used it to separate asking prices from reported sale prices. We also used it to keep our estimates tied to closed transaction logic. |
| MOLIT Real Estate Transaction Disclosure System | It is Korea’s official portal for disclosed real-estate transaction information. | We used it as a transaction-data reference point. We used it to support the idea that real sale prices are more useful than advertised listing prices. |
| KB Real Estate Data Hub monthly apartment sale price index | KB is a widely used bank-backed source for Korean apartment price indexes. | We used it to cross-check official price trends from REB. We gave it weight as a market-price confirmation source for apartments. |
| HUG HOUSTA private apartment sale price trends | HUG tracks new private-apartment sale prices in Korea. | We used it to estimate the premium for new construction in Busan. We used it separately from resale housing because new supply prices behave differently. |
| KOSIS Statistics Korea | KOSIS is Korea’s official national statistics portal. | We used it for official statistical context. We also used it to check inflation-related figures when comparing nominal and real price changes. |
| Statistics Korea CPI portal | Statistics Korea is the official producer of Korea’s consumer price index. | We used May 2026 CPI to estimate inflation-adjusted property price movement. We used May because full June 2026 CPI was not yet available at the writing date. |
| Bank of Korea ECOS | The Bank of Korea is the central bank and publishes economic and financial statistics. | We used it as a macroeconomic cross-check. We considered broader rates and financial conditions when explaining why new-apartment costs and buyer demand matter. |
| European Central Bank KRW/EUR reference rates | The ECB publishes transparent daily euro foreign-exchange reference rates. | We used the 9 June 2026 KRW/EUR reference rate. We converted Korean won into euros using EUR 1 = KRW 1,765.44. |
| ExchangeRates.org USD/KRW daily reference | It provides daily USD/KRW exchange-rate reference levels and historical tables. | We used it only for the USD conversion snapshot. We converted Korean won into dollars using about USD 1 = KRW 1,525.65. |
| Invest Korea KOTRA applicable real-estate taxes | KOTRA is Korea’s official investment-promotion agency and provides practical investor guidance. | We used it to estimate buyer-side acquisition taxes and purchase costs. We combined it with normal brokerage and registration assumptions to estimate all-in buying costs. |
| Easy Law Korea foreign real-estate acquisition guidance | Easy Law is a government legal-information service that explains practical legal rules in Korea. | We used it to understand foreign-buyer reporting and permission rules. We did not use it to estimate prices, only legal and transaction context. |
| Busan Metropolitan City | Busan Metropolitan City is the local government source for city context and development information. | We used it for local context around districts and urban structure. We did not let local development context override official transaction and price-index data. |
| Numbeo Busan property price dataset | Numbeo is not official, but it provides transparent user-contributed ranges and sample information. | We used it only as a secondary sanity check for city-center and outside-center price ranges. We did not let it override Korean official datasets. |
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