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SUMMARY
Gwangju apartments can realistically produce about 4% to 5.5% in rental yield today before full ownership costs, while well-bought older apartments can reach roughly 5% to 6% after a sensible vacancy allowance.
The headline number can look much higher because Korean leases often include large tenant deposits. A property advertised at 6% or 7% may be showing return on the landlord's net cash after the deposit rather than rent as a percentage of the apartment's full market value.
The common claim that Gwangju is only a 2% yield market is mostly a bad averaging problem. Citywide sale prices and citywide rents come from different mixes of apartments, so dividing one average by the other creates a tidy number that is not especially useful for an actual purchase.
Buk-gu currently offers the clearest route to higher income because purchase prices are much lower than in Gwangju's premium districts without a matching collapse in rent. That is why several older Buk-gu complexes still reach the mid-5% range after vacancy.
Seo-gu is less spectacular but often easier to own. It combines stronger rents, more central locations and established large complexes, so a 4% to 5% property there can be more attractive than a nominally higher-yielding apartment with weaker occupancy.
Gwangsan-gu sits somewhere in between. Its huge rental base can justify accepting a slightly lower yield when the apartment is in a location with repeat tenant demand and decent resale liquidity.
Premium Bongseon-dong is usually poor territory for an income-first buyer. Rents are high in absolute terms, but sale prices run so far ahead that even good apartments can fall into the 2.5% to 4% range.
Vacancy is one of the biggest reasons headline returns disappoint. In the complex-level examples we reviewed, modeled vacancy often removed roughly 0.7 to 1.5 percentage points from the apparent yield.
Older 50–60㎡ apartments keep appearing near the sweet spot because they are cheap enough to produce real income without forcing the landlord into the tiny-studio market. The trade-off is more repair risk and, in some buildings, weaker resale demand.
The current hurdle rate is fairly demanding. With Korean 10-year government bonds around the low-4% area in the comparison used here, a clean 4% apartment yield is hard to defend; around 5% starts to look investable, and a genuine 5.5% to 6% after vacancy is where Gwangju becomes interesting.
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What rental yield can you actually get from a Gwangju apartment now?
A realistic Gwangju apartment currently gives roughly 4% to 5.5% before full ownership costs, while carefully bought older apartments can reach the 5% to 6% range after a reasonable vacancy adjustment.
The range is wide because Gwangju contains several very different rental markets. Recent Ministry of Land transaction data put the average apartment sale price around KRW 316 million, with Buk-gu near KRW 270 million and Nam-gu above KRW 380 million. Monthly-rental filings, meanwhile, average roughly KRW 550,000 a month with a deposit close to KRW 39 million.
Those citywide figures cannot be divided into each other and treated as an investment yield because the apartments being sold and rented are different. Complex-level evidence gives a much clearer picture. Older 59–60㎡ apartments such as Buyeong in Duam-dong and Hyundai 2 in Munheung-dong can show deposit-adjusted headline returns around 7%, while more expensive stock in Bongseon-dong can fall below 4%.
Once we allow for vacancy, the best examples generally come back toward the mid-5% range. That is a more useful benchmark for a buyer today than the occasional 7% headline number.
| Gwangju apartment profile | Realistic yield range | Typical reason | How we read it |
|---|---|---|---|
| Expensive prime apartment | 2.5–4.0% | Purchase price runs far ahead of rent | Weak for income |
| Established mainstream apartment | 4.0–5.0% | Fair balance between price and rent | Normal |
| Older affordable 50–60㎡ apartment | 5.0–6.0% | Low entry price, usable tenant size | Interesting |
| Selected high-yield old stock | 6%+ headline | Very cheap purchase price and large deposit | Needs closer checking |
Why can two people quote completely different rental yields for the same Gwangju apartment?
Two investors can calculate very different Gwangju rental yields from the same contract because the tenant deposit changes how much money the landlord actually has tied up.
Imagine a KRW 150 million apartment rented for KRW 500,000 a month with a KRW 30 million deposit. The annual rent is KRW 6 million. Dividing that by the full purchase price gives a 4.0% gross yield.
The landlord, however, has received KRW 30 million from the tenant and therefore has KRW 120 million of net capital tied up before other financing. Against that amount, the same KRW 6 million rent represents 5.0%.
Some Korean yield calculations go one step further and assign an economic return to the deposit itself using an assumed interest or conversion rate. That pushes the displayed return higher again.
This difference is particularly important in Gwangju because deposits remain large. Ministry of Land rental filings aggregated by My Real Estate show an average monthly-rental deposit of about KRW 39 million across thousands of recent contracts.
Whenever we see a Gwangju apartment advertised at 6% or 7%, the first thing we check is the denominator. A 7% return on net cash invested is very different from collecting rent equal to 7% of the property's market value.
| Calculation | KRW 150m apartment example | Yield | What it measures |
|---|---|---|---|
| Rent ÷ purchase price | KRW 6m ÷ KRW 150m | 4.0% | Property-level rent yield |
| Rent ÷ net cash after deposit | KRW 6m ÷ KRW 120m | 5.0% | Landlord cash yield |
| Deposit-adjusted model | Rent plus assumed deposit return | Above 5.0% | Broader modeled return |
| Vacancy-adjusted return | Applies occupancy loss | Lower | Closer to usable income |
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Is Gwangju really only a 2% rental-yield market?
No, a 2% Gwangju rental yield mainly appears when incompatible citywide averages are mixed together.
The calculation looks convincing at first. Recent Gwangju apartment sales average around KRW 316 million, while reported monthly rents average about KRW 550,000. KRW 6.6 million of annual rent divided by KRW 316 million gives roughly 2.1%.
The problem comes from the properties behind those averages. The sale figure includes expensive new and large apartments, while monthly-rental filings contain many cheaper units, small apartments, subsidized contracts and leases with substantial deposits. We are comparing two different baskets.
Actual complexes tell a different story. A KRW 150 million apartment generating roughly KRW 500,000 a month starts around 4% before accounting for the deposit. A similar apartment bought closer to KRW 100 million can move comfortably above that.
So we would ignore the 2% citywide shortcut when assessing a specific Gwangju investment. It is useful as a warning about how misleading averages can be, but not for much else.
Which Gwangju districts give landlords the best rent for the price?
Buk-gu currently gives landlords the clearest path to higher Gwangju rental yields because apartment prices remain much lower than in Nam-gu or Dong-gu while rents have not fallen by anything close to the same amount.
Recent reported transactions put Buk-gu apartment prices around KRW 270 million on average. Nam-gu sits above KRW 380 million, roughly 40% higher. Yet recent monthly-rental data show average rents around KRW 570,000 in Buk-gu and KRW 550,000 in Nam-gu.
The averages mix different properties, so we would never use them to price an individual apartment. The gap is still revealing. Buyers pay a substantial premium in Nam-gu without receiving a matching premium in monthly rent.
Seo-gu is more balanced. Its recent apartment price averages around KRW 337 million, while monthly-rental filings show approximately KRW 640,000, the highest district rent average in the same dataset.
Gwangsan-gu sits lower, with an average sale price around KRW 313 million and average monthly rent near KRW 490,000. The district is huge, though, so individual neighborhoods matter much more than the headline average.
For pure income, Buk-gu currently offers the easiest hunting ground. Seo-gu becomes more interesting when we want a stronger location without accepting the low yields found in Gwangju's most expensive neighborhoods.
| District | Recent average sale price | Average monthly-rent deposit | Average monthly rent | Income profile |
|---|---|---|---|---|
| Buk-gu | ~KRW 270m | ~KRW 36m | ~KRW 570k | Best value potential |
| Gwangsan-gu | ~KRW 313m | ~KRW 27m | ~KRW 490k | Very property-specific |
| Seo-gu | ~KRW 337m | ~KRW 36m | ~KRW 640k | Good middle ground |
| Dong-gu | ~KRW 355m | ~KRW 87m | ~KRW 510k | Heavy deposit structure |
| Nam-gu | ~KRW 383m | ~KRW 47m | ~KRW 550k | Usually weaker for income |
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Are older 50–60㎡ apartments the best rental-yield play in Gwangju?
Older Gwangju apartments around 50–60㎡ currently produce some of the most convincing rental yields because their prices can be very low without forcing the landlord into the tiny-studio market.
We keep seeing the same pattern in unrelated complexes. Buyeong in Duam-dong was completed in 1988 and averages about 60㎡ in the recent return dataset. Hyundai 2 in Munheung-dong dates from 1994 and sits around 59㎡. Hanil in Ilgok-dong and Cheomdan Line 2 in Wolgye-dong are also roughly 60㎡ apartments from the 1990s.
Their deposit-adjusted headline returns range from about 5% to above 7%.
The size is worth noticing. Generic rental-yield models often show Gwangju studios near the top because small apartments command more rent per square meter. Current transaction evidence suggests investors do not necessarily need to go that small. A cheap 59㎡ apartment can still house a couple or small family and may have a broader tenant pool than a studio.
Sale prices also react much more strongly than rents to age, prestige, school catchments, construction quality and resale expectations. That creates opportunities in older buildings. A KRW 150 million apartment rented for KRW 500,000 can generate a better income return than a KRW 500 million apartment rented for KRW 1.2 million.
The catch is the building itself: older apartments bring more repair risk and sometimes weaker resale demand. We still prefer this segment for income when the purchase discount is large enough to pay for those drawbacks.
Can a cheap Buk-gu apartment really yield more than 6%?
Yes, selected Buk-gu apartments currently show yields above 6%, although the more believable return after vacancy is closer to 5%–6%.
Buyeong in Duam-dong is the clearest example. Its recent two-year transaction model uses an average purchase price around KRW 93 million, a deposit around KRW 20 million and monthly rent around KRW 380,000. The resulting deposit-adjusted surface return is about 7.3%.
Hyundai 2 in Munheung-dong follows a similar pattern at a higher purchase price. Recent modeled figures put the apartment around KRW 156 million, with roughly KRW 47 million in deposit and KRW 510,000 monthly rent. Its headline return is around 7.2%.
The current Buyeong data also show why we would never stop at that headline. ImdaePro estimates an annualized vacancy rate of roughly 18% from electricity and water usage. Applying that assumption cuts the two-year effective return to about 5.9%. Its longer ten-year dataset produces a headline return closer to 6.6% and an effective return around 5.4%.
That longer history is useful. It suggests Buyeong's attractive yield is more than a one-year accident, while also showing that 7% is an aggressive number to use in an investment model.
Hyundai 2 follows the same logic. Once vacancy is applied, its modeled return falls from roughly 7.2% to the high-5% area.
| Complex | Approx. purchase price | Typical deposit / rent | Headline modeled yield | Vacancy-adjusted yield |
|---|---|---|---|---|
| Buyeong, Duam-dong | ~KRW 93m | KRW 20m / KRW 380k | ~7.3% | ~5.9% |
| Hyundai 2, Munheung-dong | ~KRW 156m | KRW 47m / KRW 510k | ~7.2% | ~5.7% |
| Hanil, Ilgok-dong | ~KRW 155m | KRW 29m / KRW 520k | ~5.8% | ~4.4% |
| Cheomdan Line 2, Wolgye-dong | ~KRW 158m | KRW 28m / KRW 460k | ~5.0% | ~4.3% |
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Does paying more for Bongseon-dong give you a better rental yield?
No, Bongseon-dong currently gives landlords much weaker rental income relative to the amount they have to spend buying the apartment.
Bongseon-dong remains one of Gwangju's most expensive residential areas, and that prestige is heavily reflected in sale prices. Recent neighborhood transactions average well above the cheaper parts of Buk-gu, while premium complexes can cost several times as much.
Rents do rise with quality, but much more slowly. Recent 85㎡ contracts in newer Bongseon-dong buildings have included monthly rents around KRW 1.3 million to KRW 1.5 million with deposits in the tens of millions of won. Older 84–85㎡ apartments can rent for considerably less.
The income math gets uncomfortable quickly. A KRW 600 million apartment rented for KRW 1.4 million a month generates only 2.8% in annual monthly rent before the deposit is considered. Even a sizeable deposit does not automatically turn that into a compelling income property.
Line Heights illustrates the same issue in actual return modeling. Its headline yield sits around the high-3% range and drops further when estimated vacancy is included.
Bongseon-dong can still appeal to buyers who care about schools, long-term resale demand or capital appreciation. For someone asking specifically about rental yield in Gwangju, we would look elsewhere first.
Is Seo-gu the safest compromise for a Gwangju rental investor?
Seo-gu currently looks like one of the better compromises in Gwangju for buyers who want decent rent without relying on the cheapest and oldest apartment stock.
Recent monthly-rental filings put Seo-gu around KRW 640,000 a month on average, the highest figure among Gwangju's five districts in that dataset. Apartment sale prices average roughly KRW 337 million, above Buk-gu but well below the premium paid for some Nam-gu properties.
Complex-level examples make the trade-off clearer. Geumho Daewoo in Chipyeong-dong is a large late-1990s complex with more than 1,300 households. Recent data for roughly 60㎡ stock put average purchase prices around KRW 205 million, deposits around KRW 14 million and monthly rents near KRW 720,000.
Its modeled headline return comes out around 4.8%, with an effective return around 4.1% after the dataset's vacancy adjustment.
That return will not excite someone chasing a 7% headline yield in old Buk-gu stock. The attraction is the combination of a more central location, a large complex and reasonably strong rent with an entry price that still leaves some income.
For a landlord who values easier tenant demand and resale alongside yield, that balance is more convincing than simply choosing whichever complex currently ranks first on a yield table.
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Does Gwangsan-gu have enough tenant demand to justify a slightly lower yield?
Yes, parts of Gwangsan-gu can justify accepting a slightly lower rental yield because the district has a large, active rental base and several established employment and residential areas.
Recent Ministry of Land data show more than 1,700 apartment monthly-rental filings in Gwangsan-gu, the highest count among Gwangju's districts in the first-half dataset. The average contract carried roughly KRW 27 million of deposit and KRW 490,000 in monthly rent.
Those numbers cover a very large district, from older Wolgye-dong apartments to newer family-oriented housing around Suwan and other development areas. The average therefore tells us less here than in a compact neighborhood.
Cheomdan Line 2 in Wolgye-dong gives a more useful example. Recent modeled data put its purchase price around KRW 158 million, the average deposit near KRW 28 million and monthly rent around KRW 460,000. The resulting surface return is roughly 5%, with an estimated effective return closer to 4.3% after vacancy.
That yield sits below the strongest Buk-gu examples, but the apartment does not need a spectacular return to make sense if tenant turnover and resale are easier.
We would choose Gwangsan-gu selectively. A mediocre apartment at 4% remains mediocre. A solid apartment around 4.5%–5% with repeat local demand can be more attractive than a 6% property that regularly sits empty.
How much can vacancy cut a Gwangju apartment's real rental yield?
Vacancy can easily remove one percentage point or more from a Gwangju apartment's apparent rental yield, which is enough to turn a great-looking deal into an average one.
The clearest examples come from ImdaePro's complex-level models. The platform estimates occupancy using electricity and water consumption, so its vacancy figures should be treated as modeled estimates rather than official vacancy statistics.
Buyeong's two-year surface return of about 7.3% falls to roughly 5.9% after its estimated 18% vacancy rate is applied. Hyundai 2 loses around 1.5 percentage points. Hanil drops from roughly 5.8% to about 4.4%.
Cheomdan Line 2 and Geumho Daewoo lose less because their modeled vacancy rates are lower. Their returns still fall by roughly 0.7 percentage point.
The gap is large enough that we would rank Gwangju investments using occupied yield rather than advertised yield. An apartment reliably producing 5% can beat a theoretical 7% property once the second unit spends too much time without a tenant.
| Complex | Headline yield | Modeled vacancy | Effective yield | Yield lost |
|---|---|---|---|---|
| Buyeong | ~7.3% | ~18% | ~5.9% | ~1.3 pp |
| Hyundai 2 | ~7.2% | ~21% | ~5.7% | ~1.5 pp |
| Hanil | ~5.8% | ~24% | ~4.4% | ~1.4 pp |
| Cheomdan Line 2 | ~5.0% | ~14% | ~4.3% | ~0.7 pp |
| Geumho Daewoo | ~4.8% | ~15% | ~4.1% | ~0.7 pp |
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Is jeonse actually better than monthly rent for a Gwangju landlord?
Jeonse can make a Gwangju property extremely capital-efficient, but monthly rent is much easier to judge when the goal is recurring rental income.
A large jeonse deposit can cover a substantial share of the apartment's purchase price. The landlord consequently needs much less of their own capital in the property. That leverage can work very well when prices rise.
The trade-off is cash flow. Traditional jeonse produces little or no monthly rent, and the entire deposit remains a liability that must eventually be returned to the tenant.
Hybrid contracts are more interesting for yield investors. A meaningful deposit reduces the landlord's cash tied up while monthly rent still produces regular income. Many of the higher-yield Gwangju examples work precisely because this combination is favorable.
We therefore keep jeonse leverage separate from rental yield. Someone trying to maximize capital efficiency may prefer a very high deposit. Someone who wants dependable monthly income will usually care much more about wolse or a mixed deposit-and-rent structure.
Are rising Gwangju apartment prices starting to hurt rental yields?
Yes, Gwangju's recent price recovery is starting to work against new rental investors because purchase prices have begun moving up while there is still no equally strong evidence of a broad rent surge.
Korea Real Estate Board data show that Gwangju apartment prices recently rose for six consecutive weeks, with all five districts increasing in the latest reported week. Seo-gu led with a 0.08% weekly increase, while the city rose about 0.03%.
The recovery deserves attention because Gwangju had been weak earlier. Prices had fallen during the first part of the year before the market turned upward. More recently, interest around the planned semiconductor cluster has helped sentiment in Seo-gu and Gwangsan-gu.
The move still looks fragile. Contemporary transaction analysis found that deals completed below previous prices continued to outnumber rising-price transactions overall even as the official index moved higher. Buyers have not suddenly lost all negotiating power.
For yield investors, the direction is less comfortable than it is for existing owners. Suppose a property earns KRW 600,000 a month. At a KRW 150 million purchase price, annual rent equals 4.8% of the asset value. At KRW 180 million, the same rent produces 4.0%.
Current monthly-rental data also give us little reason to assume huge near-term rent increases. Gwangju recorded thousands of contracts, with substantial differences in deposits and rents by district, but the changing mix of units makes a citywide rent-growth number unreliable.
We would therefore price a Gwangju investment using rent that can be achieved today. If sale prices keep recovering without rents following, yields will compress fairly quickly.
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Is a 4% Gwangju rental yield good enough right now?
A 4% Gwangju rental yield looks weak right now unless the apartment has unusually good appreciation prospects or very low operating risk.
The comparison with Korean government debt makes the issue unusually clear. The ECOS-linked benchmark used in current property-return models puts the Korean 10-year government bond around 4.3%.
That means an apartment producing roughly 4% after vacancy offers little income premium over a liquid government bond before we even consider repairs, acquisition costs, tenant management and resale risk.
Several Gwangju complexes sit around that line. Geumho Daewoo's modeled effective return is roughly 4.1%. Cheomdan Line 2 lands around 4.3%. Hanil is only slightly higher.
Buyeong and Hyundai 2 have more room. Their modeled effective returns around the mid-to-high 5% range give landlords roughly one to one-and-a-half percentage points above the same bond benchmark.
That premium is still fairly thin for an illiquid property. It does, however, create a credible income case.
As we saw above, vacancy can remove more than a percentage point from the attractive headline numbers. For that reason, we would call a clean 4% mediocre today, around 5% investable, and a genuine 6% very attractive if the apartment can sustain the rent.
What kind of Gwangju apartment would we buy for rental income now?
For rental income in Gwangju today, we would look first for an established 50–60㎡ apartment bought cheaply enough to stay around or above a 5% effective return without depending on heroic rent assumptions.
The recurring pattern across the data is fairly clear. Older Buk-gu apartments can offer the highest yields because acquisition prices remain low. Established Seo-gu stock often gives up some return in exchange for a stronger location. Selected Gwangsan-gu apartments can work when there is a clear local tenant base.
We would be much more demanding with expensive new apartments and premium Bongseon-dong stock. High absolute rent can look impressive while still producing a poor return on several hundred million won of capital.
Purchase price remains the easiest part of the equation to control. Saving KRW 10 million on a KRW 150 million apartment changes the yield noticeably. The same KRW 10 million discount hardly moves the numbers on a KRW 700 million purchase.
The sweet spot today is fairly ordinary: a liquid complex, a practical apartment size, repeat tenant demand and an unglamorous purchase price. Nothing fancy, really.
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So what rental yield can you get in Gwangju now?
A realistic Gwangju rental yield today is around 4% to 5.5%, with good older apartments reaching roughly 5% to 6% after sensible vacancy assumptions and a few properties showing headline returns above 6%.
The strongest current evidence points toward inexpensive older stock rather than Gwangju's prestige apartments. Buk-gu has several of the clearest examples because purchase prices remain low enough for rents of KRW 400,000–600,000 to produce meaningful returns.
Seo-gu offers a different proposition. Yields tend to be less spectacular, but strong monthly rents and more central locations can make a 4%–5% property easier to own than a nominally higher-yielding apartment with weak occupancy.
Gwangsan-gu also deserves selective attention, particularly where an investor can combine a moderate acquisition price with a deep local tenant pool.
The threshold we would use today is fairly strict. Below roughly 4%, the income case is hard to defend when Korean government bonds yield around the same level. Around 5%, a sound Gwangju apartment starts to make sense. Once a property can genuinely hold 5.5%–6% after vacancy, we become interested.
Returns advertised above that level deserve extra scrutiny. In Gwangju, the gap between an eye-catching 7% headline yield and the money a landlord can actually keep is often where the whole investment decision is made.
OUR METHODOLOGY
This analysis tests what rental yield a Gwangju apartment can realistically produce today by looking at the parts of the return separately: purchase price, monthly rent, tenant deposit, apartment age and size, district and complex, vacancy, and the return available from lower-risk alternatives.
We prioritized recent transaction-level evidence from South Korea's Ministry of Land, Infrastructure and Transport Real Estate Transaction Price Disclosure System. Citywide and district averages were used to understand the market structure, but we did not manufacture yields by dividing an average sale price by an average rent when those figures represented different groups of apartments.
Korea's deposit-heavy rental system was treated explicitly. Property-level rent yield, return on the landlord's cash after the tenant deposit, and deposit-adjusted modeled returns answer different questions, so we kept them separate. The legal framework for deposit-to-monthly-rent conversion was checked against the Housing Lease Protection Act and its Enforcement Decree.
Where the investment question required more granularity, we moved to individual complexes. ImdaePro data for Buyeong, Hyundai 2, Hanil, Cheomdan Line 2, Geumho Daewoo and Line Heights were used to compare purchase prices, deposits, rents and modeled yields. Its vacancy estimates are based on utility-consumption modeling, so we treat them as estimates rather than official vacancy statistics.
We also checked whether the same yield patterns held over different time windows. Buyeong, for example, was reviewed over both a recent period and a longer ten-year view so that one unusually strong rental contract would not drive the conclusion.
Korea Real Estate Board weekly apartment-price releases were used to assess whether Gwangju's recent price recovery could compress yields for new buyers. Bank of Korea financial-market data provided the government-bond comparison used to judge whether the additional return from property meaningfully compensates for vacancy, maintenance, management, transaction costs and illiquidity.
Gwangju Metropolitan City data were used for background on district scale and the semiconductor-cluster development. Those sources help explain the demand backdrop, but they were not treated as direct rental-yield inputs.
Key sources used for this analysis include: MOLIT's Real Estate Transaction Price Disclosure System, MOLIT's transaction-system FAQ, MOLIT's apartment transaction-price index methodology, Korea Real Estate Board's August 31, 2026 weekly apartment-price release, Bank of Korea daily financial-market indicators, the Housing Lease Protection Act, Gwangju Metropolitan City population data, and the direct ImdaePro complex pages for Buyeong, Hyundai 2, Hanil, Cheomdan Line 2, Geumho Daewoo, and Line Heights.
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