What rental yield can you expect in Busan? (2026)

If you're thinking about investing in rental property in Busan, you're probably wondering what returns you can actually expect.

This article breaks down the real numbers on rental yields in Busan in 2026, including which neighborhoods perform best and what costs eat into your profits.

We constantly update this blog post to reflect the latest 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.

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Busan. If you’d like to learn more about us, you can check our presentation page.

What are the rental yields in Busan as of 2026?

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

As of early 2026, the average gross rental yield for residential property in Busan is approximately 3.2%, reflecting a blend of apartments, officetels, villas, and houses.

Most typical rental properties fall within a gross yield range of 2.5% to 4.5%, depending on neighborhood and property type.

Compared to Seoul, where yields often compress below 2.5% in central districts, Busan offers slightly better cash returns, though it trails smaller Korean cities where yields can reach 5% or more.

The biggest factor shaping gross yields in Busan is the dominance of deposit-based leases (jeonse), which means investors must convert deposits into implied annual rent to see the true yield picture.

What's the average net rental yield in Busan as of 2026?

As of early 2026, the average net rental yield in Busan is approximately 2.2%, which is what landlords keep after recurring costs.

The typical gap between gross and net yields runs between 0.8 and 1.2 percentage points, depending on property age, location, and tenant turnover.

The expense that most significantly reduces gross yield in Busan is property-related taxes, followed closely by vacancy losses during tenant transitions.

Most investment properties deliver net yields of 1.5% to 3.5%, with the lower end typical for premium coastal apartments and the higher end achievable in transit-oriented neighborhoods.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Busan.

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 yield is considered "good" in Busan in 2026?

In Busan's market, a gross rental yield of 3.5% or higher is generally considered "good" by local investors, since it exceeds the citywide average of around 3.2%.

The threshold separating average from high-performing properties is around 4% gross yield, with anything above 4.5% considered excellent (though usually found in older buildings or non-prime districts).

How much do yields vary by neighborhood in Busan as of 2026?

As of early 2026, gross rental yields in Busan range from roughly 2.0% in premium coastal areas to nearly 4.8% in value-oriented transit hubs.

The highest yields are in transit-connected areas like Seomyeon and Bujeon in Busanjin-gu, Sasang and Jurye in Sasang-gu, and Hadan in Saha-gu, where prices follow rental logic rather than lifestyle premiums.

The lowest yields are in prestige-driven coastal neighborhoods like Marine City and Centum City in Haeundae-gu, as well as Gwangan and Namcheon in Suyeong-gu.

Yields vary dramatically because property prices in lifestyle areas get bid up by owner-occupiers, while rents are capped by what renters can afford.

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

How much do yields vary by property type in Busan as of 2026?

As of early 2026, gross rental yields in Busan range from about 2.5% for detached houses up to 4.8% for well-located officetels, with standard apartments at 2.7% to 3.4%.

Officetels (small studio or one-bedroom units) deliver the highest yields at 3.8% to 4.8% because rent per square meter is high and single-household demand is strong.

The lowest yields come from detached houses and larger family apartments, where prices reflect land value and school-zone premiums, pushing yields to 2.5% to 3.0%.

Yields differ because smaller units charge higher rent relative to purchase price, while larger properties carry costs that scale faster than rents.

By the way, you might want to read the following:

• What rental yields can you expect for an apartment in Busan?

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

As of early 2026, the typical rental-market vacancy rate for stabilized apartments and officetels in Busan runs between 3% and 5%, though older villas can see 6% to 8%.

Across neighborhoods, vacancy ranges from under 3% in high-demand transit hubs like Seomyeon to over 8% in peripheral areas.

The main factor driving vacancy is proximity to employment centers and transit, since renters prioritize commute convenience.

Compared to Korea's national average, Busan's vacancy rates are moderate; the city lacks Seoul's intense rental competition but avoids the oversupply seen in some provincial cities.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Busan.

What's the rent-to-price ratio in Busan as of 2026?

As of early 2026, the average rent-to-price ratio in Busan is approximately 3.2%, meaning investors pay roughly 31 times annual rent to acquire a typical property.

For buy-to-let investors, a rent-to-price ratio above 3.5% is considered favorable, and this ratio is essentially identical to gross yield.

Compared to Seoul, where ratios often fall below 2.5%, Busan offers more attractive entry points, though it trails emerging secondary cities where ratios can exceed 4%.

We have made this infographic to give you a quick and clear snapshot of the property market in South Korea. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods and micro-areas in Busan give the best yields as of 2026?

Where are the highest-yield areas in Busan as of 2026?

As of early 2026, the top highest-yield neighborhoods are Seomyeon and Bujeon in Busanjin-gu, Sasang and Jurye in Sasang-gu, and Hadan in Saha-gu, all benefiting from strong transit access and working-class renter demand.

In these areas, gross rental yields typically range from 3.8% to 4.8%, with the highest figures near major subway interchanges.

These high-yield neighborhoods share one key characteristic: they are priced for rental logic rather than lifestyle premiums.

You'll find a much more detailed analysis of the areas with high profitability potential in our property pack covering the real estate market in Busan.

Where are the lowest-yield areas in Busan as of 2026?

As of early 2026, the lowest-yield neighborhoods are Marine City and Centum City in Haeundae-gu, along with Gwangan and Namcheon in Suyeong-gu, where beachfront premiums push prices far above what rents justify.

In these coastal areas, gross yields typically range from just 2.0% to 2.5%, making them challenging for cash-flow-focused investors.

Yields are compressed because owner-occupiers bid up prices for views and prestige, while rental rates remain anchored to what tenants can afford.

Buying a property in a low-yield area is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Busan.

Which areas have the lowest vacancy in Busan as of 2026?

As of early 2026, the neighborhoods with the lowest vacancy rates are Seomyeon in Busanjin-gu, the university areas of Daeyeon in Nam-gu and Jangjeon in Geumjeong-gu, and parts of Gwangan near transit.

In these areas, units typically sit empty for less than two to three weeks between tenants, translating to vacancy rates below 3%.

Consistent year-round renter traffic from students, young professionals, and commuters keeps vacancy low.

The trade-off: strong occupancy often comes with either compressed yields (in lifestyle zones) or older stock requiring more maintenance.

Which areas have the most renter demand in Busan right now?

The neighborhoods with the strongest renter demand are Seomyeon in Busanjin-gu, Centum City in Haeundae-gu, and the university belts of Daeyeon in Nam-gu and Jangjeon in Geumjeong-gu.

Young professionals and single-person households drive demand in Seomyeon and Centum City, while students dominate the university districts.

In these high-demand neighborhoods, well-priced listings typically get filled within one to two weeks, compared to four to six weeks in slower districts.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Busan.

Which upcoming projects could boost rents and rental yields in Busan as of 2026?

As of early 2026, the top projects expected to boost rents are the Eco Delta Smart City in Gangseo-gu, the North Port Redevelopment in Jung-gu and Dong-gu, and the Gadeokdo New Airport.

The neighborhoods most likely to benefit are Myeongji in Gangseo-gu (near Eco Delta), the central waterfront of Jung-gu and Dong-gu (near North Port), and eventually western districts near the future airport.

Investors might realistically expect rent increases of 5% to 10% in directly affected micro-areas, though the airport impact extends beyond 2030.

You'll find our latest property market analysis about Busan here.

What property type should I buy for renting in Busan as of 2026?

Between studios and larger units in Busan, which performs best in 2026?

As of early 2026, studios and small one-bedroom units outperform larger units in rental yield, though larger family apartments deliver more stable, long-term tenancies.

Studios and officetels typically achieve gross yields of 3.8% to 4.8% (around $140 to $175 USD / 130 to 160 EUR per 10 million KRW invested), while larger apartments yield 2.7% to 3.4%.

Smaller units outperform because single-person households pay more rent per square meter for convenience and location.

However, if targeting corporate relocations or families near top school districts, larger apartments can be better due to longer leases and less turnover.

What property types are in most demand in Busan as of 2026?

As of early 2026, the most in-demand property type in Busan is clean, newer apartments near transit lines, followed by officetels in commute hubs.

The top three types by tenant demand are modern apartments in good school and transit zones, officetels in employment centers like Seomyeon, and renovated villas in strong micro-locations.

The primary driver is the growth of single-person households and young professionals prioritizing commute time and modern finishes.

Older, unrenovated villas in peripheral districts are underperforming and likely to remain so, as tenants increasingly expect modern interiors.

What unit size has the best yield per m² in Busan as of 2026?

As of early 2026, the unit size delivering the best gross yield per square meter in Busan is compact studios and one-bedrooms between 15 and 35 square meters.

For this optimal size, gross yield per m² typically ranges from 120,000 to 180,000 KRW per year ($90 to $130 USD / 80 to 120 EUR), compared to 70,000 to 100,000 KRW for larger units.

Renters pay a premium for convenience near transit and work, and this premium gets concentrated into less space.

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

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.

What costs cut my net yield in Busan as of 2026?

What are typical property taxes and recurring local fees in Busan as of 2026?

As of early 2026, annual property tax for a typical rental apartment in Busan ranges from 200,000 to 800,000 KRW ($145 to $580 USD / 135 to 540 EUR), depending on assessed value.

Beyond property tax, landlords should budget for potential Comprehensive Real Estate Holding Tax on higher-value properties, plus annual building management fees.

These taxes and fees typically represent 5% to 10% of gross rental income, with the higher end applying to premium properties.

By the way, we cover all the hidden fees and taxes in our property pack covering the real estate market in Busan.

What insurance, maintenance, and annual repair costs should landlords budget in Busan right now?

Annual landlord insurance in Busan ranges from 50,000 to 150,000 KRW ($35 to $110 USD / 30 to 100 EUR), covering basic fire and liability risks.

For maintenance and repairs, budget 0.5% to 1.0% of property value annually: around 500,000 to 2,000,000 KRW ($360 to $1,450 USD / 340 to 1,350 EUR) for a mid-range apartment.

The repair expense that most often catches landlords off guard is waterproofing and bathroom repairs in older buildings, where plumbing issues escalate quickly.

Total budget for insurance, maintenance, and repairs: 600,000 to 2,200,000 KRW per year ($435 to $1,600 USD / 400 to 1,480 EUR).

Which utilities do landlords typically pay, and what do they cost in Busan right now?

In Busan, tenants typically pay all utilities and monthly building management fees, while landlords only cover costs during vacancy or for fully-inclusive short-term leases.

During vacancy, landlords should budget 50,000 to 100,000 KRW per month ($35 to $70 USD / 30 to 65 EUR) for basic utility standby costs.

What does full-service property management cost, including leasing, in Busan as of 2026?

As of early 2026, full-service property management in Busan typically costs 5% to 8% of monthly rent, covering rent collection, tenant communication, and maintenance coordination.

On top of management, expect a leasing fee of half to one month's rent (250,000 to 600,000 KRW / $180 to $435 USD / 165 to 400 EUR), plus regulated brokerage commissions.

What's a realistic vacancy buffer in Busan as of 2026?

As of early 2026, landlords should set aside approximately 8% of annual rental income as a vacancy buffer, about one month of lost rent per year.

Most landlords experience three to five weeks of vacancy annually, dropping to under two weeks in high-demand areas like Seomyeon or rising to six weeks in older stock.

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 Real Estate Board - National Survey	REB is Korea's official real-estate market monitor, legally grounded and widely used by policymakers.	We used this to anchor official price and rent trend data. We also used its methodology to triangulate yields from prices and rent structures.
Korea Real Estate Board - OfficeTel Survey	An official REB survey specifically tracking officetel trends across regions.	We used this to include officetels in our analysis. We also explained why small units price and rent differently.
KOSIS	Korea's national statistics portal publishing official designated statistics.	We used this as the official-statistics backbone for demographic and housing context. We cross-checked vacancy discussions.
Statistics Korea - 2020 Census	Statistics Korea's official census output, the highest-confidence housing-stock reference.	We used this to frame what "vacancy" means. We kept our vacancy-rate discussion clearly defined.
Ministry of Data - Housing Census Outline	Explains how Korea's Housing Census is defined and collected.	We clarified census vacancy is broader than rental listings. We justified using a rental vacancy buffer.
MOLIT	Korea's core housing and land ministry setting rental market rules.	We used this for official framing of Korea's rental system. We contextualized how jeonse-to-monthly shifts affect yields.
Bank of Korea	The central bank is the authoritative source for interest-rate environment.	We anchored the January 2026 rate backdrop. We explained how deposit-heavy leases affect effective yields.
Chosun - Jeonse Conversion	Clearly explains the conversion-rate mechanism tied to market conditions.	We converted jeonse deposits into implied annual rent. We cross-checked conversion rate magnitudes.
Maeil Business Newspaper	Major national business paper explicitly citing KB Real Estate data.	We used Busan's jeonse price rate as a core input. We sanity-checked neighborhood yield spreads.
InvestKOREA	Government-affiliated agency summarizing regulated fee caps clearly.	We estimated leasing and transaction brokerage costs. We explained why frequent turnover crushes returns.
KLRI - Local Tax Act	Official translated statute source for tax discussion.	We used this as the legal anchor for recurring local taxes. We avoided rule-of-thumb tax posts.
National Law Information Center	Korea's official statute portal for cross-checking laws.	We cross-validated the Local Tax Act. We reduced single-source risk for tax discussions.
KLRI - Holding Tax Act	Primary legal text for national holding tax on higher-value holdings.	We explained when investors face additional holding-tax. We framed net-yield downside for higher-value assets.
KEPCO - Electricity Rates	KEPCO is the national utility with published rate schedules.	We grounded utility cost ranges for vacancy periods. We explained why landlords should budget for gaps.
Busan Waterworks Authority	City's official tariff page with concrete examples.	We gave anchored water cost examples. We provided Busan-specific utility checks.
Smart City Korea - Eco Delta	Official national smart-city portal under MOLIT's umbrella.	We identified major demand drivers for Busan micro-areas. We kept projects grounded in official planning.
Busan Metropolitan City - North Port	City government's own description of a flagship redevelopment.	We explained why certain areas see rent resilience. We connected yields to place-specific catalysts.
Busan Port Authority	BPA implements the redevelopment, close to the source.	We cross-checked the city page. We supported which sub-areas face regeneration-driven demand.
Busan Metropolitan City - Gadeokdo Airport	City's official project summary for a major infrastructure catalyst.	We identified where airport-linked demand could concentrate. We treated it as longer-horizon upside.