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
If you are wondering how much property you can actually afford in Busan, this guide breaks down what real homes cost at every budget level in January 2026.
We cover everything from $100,000 studios to $500,000 family apartments, including neighborhoods, property types, and the hidden costs most buyers miss.
This article is constantly updated with current housing prices in Busan so you always have fresh and reliable numbers.
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.
What can I realistically buy with $100k in Busan right now?
Are there any decent properties for $100k in Busan, or is it all scams?
Yes, decent properties do exist for around $100,000 (approximately 147 million KRW) in Busan, but you will mostly find older buildings, smaller studios, or officetels rather than modern family apartments.
The neighborhoods that give the best value and most legitimate options for a $100k budget in Busan include Sasang-gu (Gwaebeop-dong, Deokpo-dong), Saha-gu (Hadan-dong, Dangni-dong), and Buk-gu (Hwamyeong-dong), where prices per pyeong run significantly lower than coastal areas.
Buying in popular or upscale areas of Busan like Haeundae or Suyeong for $100k is almost impossible unless you accept a very tiny unit or a property with significant issues, since these premium coastal districts often start at 29 million KRW per pyeong for decent apartments.
What property types can I afford for $100k in Busan (studio, land, old house)?
For $100,000 (147 million KRW) in Busan in 2026, the most common property types available are small studios or one-room officetels (typically 15 to 30 square meters), older villas in multi-family walk-up buildings, and occasionally very old or small apartments far from the premium coastal districts.
At this price point in Busan, you should expect properties that need some updating, meaning you should budget an extra 10 to 30 million KRW for basic renovations like bathroom and kitchen refreshes, flooring, and paint.
Among these options, older villas in well-connected neighborhoods like Busanjin-gu (Gaegeum-dong) or Geumjeong-gu (Jangjeon-dong near Pusan National University) tend to offer the best long-term value because they combine more space with steady local demand from students and young families.
What's a realistic budget to get a comfortable property in Busan as of 2026?
As of early 2026, a realistic minimum budget to get a comfortable property in Busan is around 250 million KRW (approximately $170,000 or €160,000), which will get you a clean and safe one-bedroom apartment in a solid non-premium neighborhood.
Most buyers in Busan who want a comfortable standard typically need between 250 million and 450 million KRW ($170,000 to $305,000 or €160,000 to €290,000) to reach a property that does not require major compromises on size, condition, or location.
In Busan, "comfortable" generally means a well-maintained apartment of 40 to 70 square meters with one to two bedrooms, functioning heating and cooling systems, a modern bathroom and kitchen, and location near a subway station or major bus routes.
The required budget can vary dramatically depending on the neighborhood in Busan, since coastal premium areas like Haeundae and Suyeong command prices two to three times higher than inland districts like Sasang-gu or Saha-gu for similar-sized apartments.
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What can I get with a $200k budget in Busan as of 2026?
What "normal" homes become available at $200k in Busan as of 2026?
As of early 2026, a $200,000 budget (approximately 294 million KRW) in Busan moves you from compromised options into normal, livable homes, typically meaning an older but decent two-bedroom apartment in many non-premium districts or a larger officetel in well-connected areas.
At this budget in Busan, you can typically expect a property size of 40 to 70 square meters, which is enough space for a couple or a small family without feeling cramped.
By the way, we have much more granular data about housing prices in our property pack about Busan.
What places are the smartest $200k buys in Busan as of 2026?
As of early 2026, the smartest neighborhoods to buy at $200,000 (294 million KRW) in Busan include Busanjin-gu (especially Seomyeon area edges and Jeonpo-dong), Dongnae-gu (Oncheon-dong, Myeongnyun-dong), and Yeonje-gu (Yeonsan-dong), which combine subway access with strong local demand.
These areas are smarter buys compared to other $200k options in Busan because they attract a broad pool of buyers and renters, including young professionals, families, and students, which means your property will be easier to resell or rent when you need to.
The main growth factor driving value in these smart-buy areas of Busan is transportation connectivity, since properties near subway stations consistently hold value better than those requiring car travel, especially as Busan's population ages and public transit becomes even more important.
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.
What can I buy with $300k in Busan in 2026?
What quality upgrade do I get at $300k in Busan in 2026?
As of early 2026, moving from $200,000 to $300,000 (441 million KRW) in Busan typically unlocks newer building vintages, true two-bedroom layouts (sometimes three small rooms), and better views or floor positions without dealbreaker compromises.
Yes, $300,000 can often buy a property in a newer building in Busan right now, but usually in non-premium districts or in less central micro-locations of better districts rather than the trophy coastal towers.
At this budget, specific features that typically become available include well-managed apartment complexes with modern security systems, updated finishes like newer flooring and kitchen appliances, and access to building amenities like parking and fitness facilities.
Can $300k buy a 2-bedroom in Busan in 2026 in good areas?
As of early 2026, finding a two-bedroom property for $300,000 (441 million KRW) in good areas of Busan is very achievable, especially in well-regarded neighborhoods like Dongnae-gu, Yeonje-gu, Yeonsan-dong, and Daeyeon-dong in Nam-gu.
Specific good areas in Busan where $300,000 buys a two-bedroom include parts of Dongnae-gu near the hot springs (Oncheon-dong), Yeonje-gu's Yeonsan-dong with its central positioning, and select pockets of Busanjin-gu that are not directly in the priciest Seomyeon core.
A $300,000 two-bedroom in these areas of Busan typically offers 50 to 80 square meters (roughly 540 to 860 square feet), which is a comfortable size for a small family or a couple who wants a dedicated office space.
Which places become "accessible" at $300k in Busan as of 2026?
At the $300,000 (441 million KRW) price point in Busan, you can start shopping the edges of premium zones, including some older stock in Haeundae-gu (not the beachfront trophy towers) and select older buildings in Suyeong-gu near Gwangan Beach.
These newly accessible areas are more desirable than lower-budget options because they offer proximity to Busan's famous beaches, better dining and entertainment options, and the prestige that comes with living in a recognized premium district, even if not in the newest building.
In these newly accessible areas, $300,000 typically buys a smaller or older apartment of 40 to 60 square meters, often requiring you to trade off size for location compared to what the same money gets you in inland districts.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Busan.
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What does a $500k budget unlock in Busan in 2026?
What's the typical size and location for $500k in Busan in 2026?
As of early 2026, a $500,000 budget (approximately 735 million KRW) in Busan typically gets you 80 to 120 square meters (roughly 860 to 1,290 square feet) in many strong family districts, or a smaller but much more premium-positioned unit closer to coastal "brand" neighborhoods like Haeundae or Suyeong.
A $500,000 budget can buy a family home in Busan, but "outdoor space" in Korea usually means an apartment balcony or terrace rather than a private yard, since most Busan buyers prefer large apartment complexes for their liquidity, management services, and security.
At $500,000 in Busan, the typical configuration is two to three bedrooms and one to two bathrooms, with enough space for a family of three to five people to live comfortably with separate sleeping and living areas.
Finally, please note that we cover all the housing price data in Busan here.
Which "premium" neighborhoods open up at $500k in Busan in 2026?
At the $500,000 (735 million KRW) price point in Busan, premium neighborhoods that open up include Haeundae-gu (U-dong/Marine City area, Jwa-dong, Centum-side areas), Suyeong-gu (Namcheon-dong, Gwangan-dong), and select view-oriented pockets of Jung-gu and Yeongdo-gu.
These neighborhoods are considered premium in Busan because they offer direct beach access or ocean views, proximity to high-end shopping and dining at places like Shinsegae Centum City, international-standard amenities, and a concentration of wealthy residents that maintains property values even during market downturns.
For $500,000 in these premium Busan neighborhoods, buyers can realistically expect a well-maintained apartment of 60 to 90 square meters in a recognized complex with building management, security, and parking, though the absolute newest luxury towers will still be out of reach.
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 counts as "luxury" in Busan in 2026?
At what amount does "luxury" start in Busan right now?
In Busan in 2026, luxury real estate starts at around 1 billion KRW (approximately $680,000 or €650,000) and becomes unmistakable at 1.5 billion KRW and above ($1 million or €960,000), where you consistently find trophy locations, newer builds, branded complexes, ocean views, and high-end amenities.
The entry point to luxury in Busan is defined by a combination of features specific to this city: direct ocean or Gwangan Bridge views, residence in recognized complexes like LCT The Sharp or I'Park in Marine City, building amenities like pools and fitness centers, and a location that commands respect in local social circles.
Compared to Seoul, where luxury apartments regularly exceed 2 billion KRW, Busan's luxury threshold is more accessible, making it attractive for buyers who want premium coastal living without capital-city prices.
Mid-tier luxury in Busan typically ranges from 1 billion to 2 billion KRW ($680,000 to $1.36 million or €650,000 to €1.3 million), while top-tier luxury can reach 3 billion to 5 billion KRW ($2 million to $3.4 million or €1.9 million to €3.2 million) for the most prestigious units in Marine City and Haeundae beachfront.
Which areas are truly high-end in Busan right now?
The truly high-end neighborhoods in Busan right now are concentrated in Haeundae-gu (Marine City/U-dong, beachfront-adjacent trophy towers, Centum City premium clusters) and Suyeong-gu (premium parts of Namcheon-dong and select Gwangan-dong view lines).
These areas are considered truly high-end in Busan because they combine irreplaceable location advantages like direct beach access and iconic skyline views with limited supply, branded developer names, and a concentration of wealthy Korean and international residents who maintain exclusive community standards.
The typical buyer profile for these high-end Busan areas includes successful business owners from across Korea, corporate executives, medical professionals, overseas Koreans returning with foreign wealth, and foreign investors seeking premium Korean coastal lifestyle, many of whom purchase for both personal use and prestige.
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How much does it really cost to buy, beyond the price, in Busan in 2026?
What are the total closing costs in Busan in 2026 as a percentage?
As of early 2026, total closing costs in Busan for a foreign individual buyer of one residential property typically range from 2.5% to 6% of the purchase price, depending on your specific situation and property type.
The realistic low-to-high percentage range that covers most standard transactions in Busan is 3% to 5%, with costs potentially running higher if you trigger special tax rates such as multiple-homeowner surcharges or if complex legal issues require more professional support.
The specific fee categories that most commonly make up this total percentage in Busan include acquisition tax (the largest component), registration and administrative costs, legal or professional support fees, and the brokerage commission which is capped by law but negotiable within the cap.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Busan.
How much are notary, registration, and legal fees in Busan in 2026?
As of early 2026, legal and administrative support in Busan typically costs between 1 million and 3 million KRW ($680 to $2,040 or €650 to €1,950), while registration and issuance fees add a few hundred thousand KRW depending on property complexity.
These fees typically represent less than 1% of the property price in Busan, making them a relatively small portion of total closing costs compared to acquisition taxes.
Among these three categories, legal support (often called "judicial scrivener" or administrative law services in Korea) tends to be the most expensive because it involves document preparation, ownership verification, and ensuring compliance with foreign acquisition reporting requirements.
What annual property taxes should I expect in Busan in 2026?
As of early 2026, annual property taxes for a typical residential property in Busan run approximately 0.1% to 0.4% of the officially assessed value (not your purchase price), which for a 300 million KRW home means roughly 300,000 to 1.2 million KRW per year ($200 to $815 or €190 to €780).
Annual property taxes in Busan are based on the official assessed value (called "gongsi-gagyeok"), which is typically lower than the market transaction price, so your actual tax rate as a percentage of what you paid will be lower than the statutory rate suggests.
Property taxes in Busan vary by property type and location, with luxury properties in Haeundae potentially facing higher assessed values and additional comprehensive real estate taxes, while modest apartments in outer districts like Sasang-gu or Saha-gu generally pay at the lower end of the range.
Some tax reductions exist for certain buyers in Korea, including first-time homebuyers and those purchasing smaller units, though the specific exemptions and their applicability to foreign buyers should be verified with a tax professional before purchase.
You can find the list of all property taxes, costs and fees when buying in Busan here.
Is mortgage a viable option for foreigners in Busan right now?
Getting a mortgage as a foreigner in Busan is possible but challenging in 2026, with most foreign buyers facing stricter requirements than Korean citizens, including higher down payment expectations and more extensive documentation.
Foreign buyers in Busan can typically access loan-to-value ratios of 50% to 70%, meaning you should expect to put down 30% to 50% of the purchase price in cash, with interest rates ranging from approximately 3.8% to 5.2% in early 2026.
To qualify for a mortgage in Busan, foreign buyers typically need a valid Alien Registration Card, documented income in Korea (or additional overseas income documentation), an established Korean bank account, and a long-term visa status like F-2, F-4, or F-6, with tourist visas not qualifying.
Our recommendation is to treat mortgage financing as a bonus rather than the foundation of your purchase plan, because approval is never guaranteed and rules have been tightening for foreign buyers since August 2025.
By the way, unlike Seoul, Busan is not currently part of the foreign buyer permit zone that requires government approval and two-year residency commitments, making it more straightforward for foreign investment purchases.
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 should I predict for resale and growth in Busan in 2026?
What property types resell fastest in Busan in 2026?
As of early 2026, standard apartments in large, well-managed complexes near subway stations resell fastest in Busan because they have the most comparable transactions, the broadest buyer pool, and the easiest access to financing and valuation.
The typical time on market to sell a property in Busan ranges from one to three months for well-priced apartments in liquid areas during active market conditions, extending to three to six months when the market is slower or your pricing is ambitious.
In Busan specifically, properties near the subway system and in districts with diverse demand drivers (students, young professionals, families) sell faster because the buyer pool is not dependent on a single demographic, which protects liquidity even when one segment slows down.
Properties that tend to be slowest to resell in Busan include villas and older walk-up buildings in non-central districts (often taking six to twelve months or more), land plots in outer Gijang-gun areas, and very large apartments over 100 square meters in oversupplied districts where developers are still trying to clear new inventory with discounts.
If you're interested, we cover all the best exit strategies in our real estate pack about Busan.
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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 (REB) | Official government statistical survey for Korea's housing market. | We used it to track overall Busan market direction. We cross-checked REB data against bank indices to ensure reliability. |
| MOLIT Real Transaction Price System | Government platform disclosing actual reported transaction prices. | We used it as the truth source for verifying listing prices. We recommend all buyers check this before paying any deposit. |
| InvestKOREA | Korean government's official investment promotion agency. | We used it to map which taxes and fees exist. We structured our closing cost checklist based on their categories. |
| CEIC Data (Kookmin Bank Index) | Publishes named index series with monthly updates and source attribution. | We used it to describe Busan's price trend versus the 2022 peak. We kept growth expectations tied to this continuous series. |
| EasyLaw Korea | Government-run legal information service with article references. | We used it to state foreign acquisition reporting requirements. We kept the legal section accurate using their process guides. |
| RealtyPrice Portal | Official portal for Korea's officially-notified property prices. | We used it to explain how annual property taxes are calculated. We direct readers here to look up their property's assessed value. |
| Dentons Lee | Major law firm summarizing regulatory changes with legal framing. | We used it to describe foreign buyer rule changes. We kept the foreigner viability section realistic about compliance. |
| Korea Economic Daily Global | Mainstream business news outlet covering government policy changes. | We used it to flag that foreign buyer procedures can change. We treat it as a watch item for rule verification before signing. |
| Korea Bizwire | Business news outlet with detailed Busan market coverage and KB data. | We used it for Haeundae premium pricing data. We verified premium district price gaps using their reporting. |
| Bank of Korea | Central bank explaining Korea's benchmark FX rate formation. | We used it to justify how we convert USD budgets to KRW. We kept FX assumptions explicit using their rate framework. |
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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