Authored by the expert who managed and guided the team behind the South Korea Property Pack
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If you are thinking about buying an apartment in Gwangju as a foreigner, understanding rental yields and expected rents is essential before making any investment decision.
This guide gives you practical, easy-to-understand numbers so you can quickly assess whether a property will generate the cash income you are hoping for.
We constantly update this blog post to make sure the data reflects the current Gwangju rental market.
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 Gwangju.
What rental yields can I realistically get from an apartment in Gwangju?
What's the average gross rental yield for apartments in Gwangju as of 2026?
As of early 2026, the average gross rental yield for apartments in Gwangju sits around 3.1%, which is fairly typical for a secondary Korean city where property prices remain more affordable than Seoul but rents are also proportionally lower.
The realistic range you can expect covers roughly 2.5% to 4.0%, depending mostly on the size of the unit you buy and its location within the city.
What makes Gwangju yields vary so much is Korea's unique deposit-based rental system, called wolse, where tenants pay a large upfront deposit that reduces the monthly rent, so your actual cash yield depends heavily on how much deposit you negotiate versus how much monthly income you want.
Compared to Seoul, where gross yields often hover around 2% to 3% for similar apartments, Gwangju offers slightly better returns, though cities like Busan or Daegu can sometimes deliver higher yields due to different supply-demand balances.
What's the average net rental yield for apartments in Gwangju as of 2026?
As of early 2026, the average net rental yield for apartments in Gwangju is around 2.1%, which is what remains after accounting for all the typical costs landlords face in Korea.
Most apartment investors in Gwangju can expect net yields in the range of 1.6% to 2.8%, depending on how efficiently they manage their property and how much they pay for professional services.
The single biggest expense that reduces your gross yield to net yield in Gwangju is the combination of vacancy risk and the time it takes to re-let apartments between tenants, since Korea's rental contracts typically run for two years and finding new tenants during the off-season can leave units empty for several weeks.
By the way, you will find much more detailed data in our property pack covering the real estate market in Gwangju.
What's the typical rent-to-price ratio for apartments in Gwangju in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Gwangju is around 0.26% per month, meaning if you buy an apartment for 300 million won, you can expect monthly rent of roughly 780,000 won.
The realistic range stretches from about 0.21% to 0.33% per month, with smaller units generally sitting at the higher end and larger family apartments closer to the lower end.
Studios and one-bedroom apartments near Chonnam National University in Yongbong-dong or along major transit corridors tend to have the highest rent-to-price ratios, because student and young professional demand keeps rents steady while purchase prices stay relatively contained.
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How much rent can I charge for an apartment in Gwangju?
What's the typical tenant budget range for apartments in Gwangju right now?
As of early 2026, the typical tenant budget for renting an apartment in Gwangju ranges from around 450,000 to 800,000 won per month (about 305 to 545 USD or 265 to 470 EUR), plus a deposit that usually sits between 10 and 30 million won.
Tenants targeting mid-range apartments in good locations typically budget 800,000 to 1,200,000 won per month (roughly 545 to 815 USD or 470 to 705 EUR), with deposits in the 30 to 60 million won range.
For high-end or luxury apartments in prime areas like Sangmu District, tenant budgets climb to 1,000,000 to 1,500,000 won per month (around 680 to 1,020 USD or 585 to 880 EUR), often paired with deposits of 50 to 100 million won.
We have a blog article where we update the latest data about rents in Gwangju here.
What's the average monthly rent for a 1-bed apartment in Gwangju as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment in Gwangju is around 550,000 won (approximately 375 USD or 320 EUR), plus a deposit that typically ranges from 10 to 30 million won.
Entry-level 1-bed apartments in Gwangju rent for around 450,000 to 500,000 won per month (305 to 340 USD or 265 to 295 EUR), typically in older buildings a bit farther from subway stations, with basic finishes and simpler management facilities.
Mid-range 1-bed units command 500,000 to 600,000 won per month (340 to 410 USD or 295 to 350 EUR), usually found in well-maintained apartment complexes near employment centers or universities, with decent elevators and security systems.
High-end 1-bed apartments in prime locations like Sangmu District or newer developments near transit hubs fetch 600,000 to 700,000 won per month (410 to 475 USD or 350 to 410 EUR), featuring modern interiors, premium amenities, and low management fees.
What's the average monthly rent for a 2-bed apartment in Gwangju as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment in Gwangju is around 750,000 won (approximately 510 USD or 440 EUR), plus a deposit that typically ranges from 20 to 50 million won.
Entry-level 2-bed apartments in Gwangju rent for around 650,000 to 700,000 won per month (440 to 475 USD or 380 to 410 EUR), usually in older complexes in residential neighborhoods like parts of Buk-gu, with functional layouts but dated finishes.
Mid-range 2-bed units command 750,000 to 850,000 won per month (510 to 580 USD or 440 to 500 EUR), often found in family-friendly apartment complexes near good schools in areas like Bongseon-dong or Suwan-dong, with reliable building management.
High-end 2-bed apartments in sought-after locations like Sangmu or Chipyeong-dong fetch 900,000 to 1,100,000 won per month (610 to 750 USD or 530 to 645 EUR), typically in newer developments with underground parking, fitness facilities, and efficient heating systems.
What's the average monthly rent for a 3-bed apartment in Gwangju as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment in Gwangju is around 950,000 won (approximately 645 USD or 555 EUR), plus a deposit that typically ranges from 30 to 80 million won.
Entry-level 3-bed apartments in Gwangju rent for around 800,000 to 900,000 won per month (545 to 610 USD or 470 to 530 EUR), usually in older large-scale apartment complexes in areas like parts of Gwangsan-gu, suitable for families who prioritize space over newness.
Mid-range 3-bed units command 950,000 to 1,100,000 won per month (645 to 750 USD or 555 to 645 EUR), often located in established family neighborhoods near reputable schools, with solid community facilities and parking.
High-end 3-bed apartments in prime residential areas fetch 1,200,000 to 1,500,000 won per month (815 to 1,020 USD or 705 to 880 EUR), typically in newer complexes with excellent school access in districts like Seo-gu, featuring premium finishes and comprehensive management services.
How fast do well-priced apartments get rented in Gwangju?
A well-priced apartment in Gwangju typically rents within 2 to 4 weeks for smaller units like studios and 1-beds, while family-sized 2 to 3-bed units usually take 4 to 8 weeks to find suitable tenants.
The typical vacancy rate for apartments in Gwangju hovers around 3% to 5% annually, which means most landlords experience only a few weeks of vacancy between tenants during the standard two-year lease cycle.
What makes some Gwangju apartments rent faster than others is proximity to universities like Chonnam National or major employers in Sangmu District, plus being located along subway line 1 or high-frequency bus corridors, since tenants here heavily prioritize commute convenience and daily-life amenities within walking distance.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Gwangju.
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.
Which apartment type gives the best yield in Gwangju?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Gwangju as of 2026?
As of early 2026, studios tend to offer the best rental yield in Gwangju, typically reaching around 4.0% gross, followed by 1-beds and 2-beds at roughly 2.7% to 2.8%, while 3-beds usually deliver the lowest yields at around 2.5%.
The typical gross yield range by apartment type in Gwangju is: studios at 3.5% to 4.5%, 1-beds at 2.4% to 3.2%, 2-beds at 2.5% to 3.2%, and 3-beds at 2.2% to 2.9%.
Studios outperform in Gwangju specifically because the city has a large student population at universities like Chonnam National, Chosun University, and Honam University, creating steady demand for small affordable units, while purchase prices for studios remain relatively contained compared to the rents they can command.
Which features are best if you want a good yield for your apartment in Gwangju?
The features that most positively impact rental yield in Gwangju are walkable access to subway line 1 stations or major bus hubs, proximity to university campuses or the Sangmu office district, efficient room layouts without wasted corridor space, and being in a complex with a low monthly management fee since Gwangju tenants are particularly sensitive to this extra cost.
In Gwangju, mid-floor apartments (floors 5 to 15) rent out easiest because they offer a balance of views and convenience, while very high floors can be less appealing in the humid summers and ground floors raise security concerns for tenants.
Apartments with balconies or small outdoor spaces do command slightly higher rents in Gwangju, particularly for family units, as many local tenants use enclosed balconies as laundry or storage areas given the limited interior space in typical Korean apartments.
Building features like elevators are essentially required for anything above the 5th floor and do not add premium, but complexes with ample parking ratios (one spot per unit minimum) rent noticeably faster in Gwangju since car ownership is high and street parking is limited in most neighborhoods.
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Which neighborhoods give the best rental demand for apartments in Gwangju?
Which neighborhoods have the highest rental demand for apartments in Gwangju as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Gwangju are Sangmu-dong and Chipyeong-dong in Seo-gu (popular with office workers), Bongseon-dong in Nam-gu (family-friendly with good schools), Suwan-dong in Gwangsan-gu (large planned residential area), and Yongbong-dong in Buk-gu (near Chonnam National University).
The main demand driver in these Gwangju neighborhoods is proximity to concentrated employment, since Sangmu District hosts many government offices and businesses, while university areas like Yongbong-dong have a continuous pipeline of students and young professionals who need rental housing every semester cycle.
In these high-demand neighborhoods, well-priced apartments typically rent within 2 to 3 weeks, and vacancy rates stay below 3% annually because tenant turnover is quickly absorbed by waiting renters.
One emerging neighborhood gaining rental momentum in Gwangju is the Cheomdan district in Gwangsan-gu, where new tech and industrial development is attracting young workers who want modern housing near their jobs without paying Sangmu-level prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Gwangju.
Which neighborhoods have the highest yields for apartments in Gwangju as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Gwangju are Yongbong-dong and nearby pockets in Buk-gu (student-driven demand), parts of Gwangsan-gu with strong residential absorption but less prestige pricing, and older but well-connected complexes along major transit corridors throughout the city.
The typical gross rental yield in these top-yielding Gwangju neighborhoods ranges from 3.5% to 4.5%, compared to the city average of around 3.1%.
These neighborhoods offer higher yields specifically because purchase prices have not inflated as much as in prime areas like Sangmu, yet tenant demand remains solid due to university proximity or industrial employment nearby, creating a favorable rent-to-price dynamic that benefits yield-focused investors.
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.
Should I do long-term rental or short-term rental in Gwangju?
Is short-term rental legal for apartments in Gwangju as of 2026?
As of early 2026, short-term rental for ordinary apartments in Gwangju is not automatically legal and requires specific licensing under Korea's tourism accommodation framework, meaning you cannot simply list your apartment on Airbnb without proper registration.
The main legal restrictions for operating a short-term rental apartment in Gwangju include obtaining the appropriate accommodation business registration, meeting building safety and zoning requirements, and ensuring your apartment complex bylaws permit such use, which many standard residential complexes prohibit.
For Airbnb-style rentals in Gwangju, you typically need to register under categories like "urban guesthouse" or "foreign tourist urban lodging," which have specific requirements around location, building type, and host involvement, and Airbnb itself now requires hosts to display valid registration numbers on their listings.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Gwangju.
What's the gross yield difference short-term vs long-term in Gwangju in 2026?
As of early 2026, short-term rentals in Gwangju can potentially deliver 1 to 3 percentage points higher gross yields than long-term rentals, with short-term achieving roughly 4.0% to 6.5% gross compared to 2.5% to 4.0% gross for traditional wolse leases.
For apartments in Gwangju, long-term rentals typically yield 2.5% to 4.0% gross, while legally operated short-term rentals with decent occupancy can reach 4.0% to 6.5% gross, though the gap narrows significantly once you account for all additional costs.
The main additional costs that reduce the net yield advantage of short-term rentals in Gwangju include cleaning between guests (often 50,000 to 80,000 won per turnover), full furnishing and regular replacement costs, platform fees of 3% to 15%, higher utility bills, and the administrative burden of compliance and guest management.
To outperform a long-term rental in Gwangju, a short-term rental typically needs to achieve at least 55% to 65% average occupancy throughout the year, which can be challenging given Gwangju's lower tourist traffic compared to Seoul or Busan and the seasonal nature of domestic travel.
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What costs will eat into my net yield for an apartment in Gwangju?
What are building service charges as a % of rent in Gwangju as of 2026?
As of early 2026, building service charges (called "gwanribi" in Korean) for apartments in Gwangju typically run around 0% to 8% of rent from the landlord's perspective, since tenants usually pay these fees directly, but a reasonable underwriting assumption is about 3% as an indirect yield impact through lower achievable rents.
The realistic range of building service charges in Gwangju is roughly 50,000 to 200,000 won per month (35 to 135 USD or 30 to 115 EUR), which translates to about 0% to 8% of monthly rent depending on apartment size and complex amenities.
Higher-than-average service charges in Gwangju are typically justified by heated underground parking (essential in winter), professional security staff, well-maintained common gardens, and modern elevator systems in newer complexes, which Gwangju tenants particularly value because many older buildings lack these features.
What annual maintenance budget should I assume for an apartment in Gwangju right now?
A typical annual maintenance budget for an apartment in Gwangju is around 0.5% of the property value per year, which works out to roughly 1,250,000 won (850 USD or 730 EUR) for a 250 million won apartment or 2,000,000 won (1,360 USD or 1,170 EUR) for a 400 million won apartment.
The realistic range of annual maintenance costs in Gwangju runs from about 0.3% for newer buildings in good condition to 0.8% for older apartments that need more frequent repairs, translating to roughly 750,000 to 3,200,000 won (510 to 2,175 USD or 440 to 1,870 EUR) depending on property value and age.
The most common maintenance expenses apartment owners face annually in Gwangju include ondol floor heating system repairs (the radiant heating can develop leaks in older buildings), air conditioning unit servicing before the humid summer, periodic wallpaper replacement between tenants, and bathroom sealing repairs due to the heavy water usage in Korean bathrooms.
What property taxes should I expect for an apartment in Gwangju as of 2026?
As of early 2026, the typical annual property tax for an apartment in Gwangju runs around 0.15% to 0.50% of the officially assessed value, which for a typical apartment works out to roughly 375,000 to 1,500,000 won per year (255 to 1,020 USD or 220 to 880 EUR).
The realistic range of property taxes in Gwangju depends heavily on the assessed value and whether you own multiple properties, with single-property owners of mid-range apartments paying closer to 0.15% to 0.30%, while owners of higher-value units or multiple properties face rates that can reach 0.50% or higher.
Property taxes in Gwangju are calculated based on the officially assessed value (which is typically lower than market value), with local property tax applied at progressive rates and additional components like urban planning tax added on top, all collected by the local district office.
Property tax exemptions or reductions in Gwangju can apply for first-time homebuyers of smaller units, certain long-term owner-occupiers, and senior citizens meeting specific criteria, though foreign investors renting out property generally do not qualify for most of these reductions.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Gwangju.
How much does landlord insurance cost for an apartment in Gwangju in 2026?
As of early 2026, the typical annual landlord insurance cost for an apartment in Gwangju is around 150,000 to 400,000 won (100 to 270 USD or 90 to 235 EUR) for a basic building and liability coverage package.
The realistic range of annual landlord insurance costs in Gwangju runs from about 100,000 won (70 USD or 60 EUR) for minimal coverage on a small studio to 600,000 won (410 USD or 350 EUR) for comprehensive coverage on a larger family apartment, depending on the coverage level and property value you want to protect.
What's the typical property management fee for apartments in Gwangju as of 2026?
As of early 2026, the typical property management fee for apartments in Gwangju is around 5% to 8% of collected rent, which for a unit renting at 750,000 won per month works out to roughly 37,500 to 60,000 won monthly (25 to 40 USD or 22 to 35 EUR).
The realistic range of property management fees in Gwangju spans from about 5% for basic rent collection services to 10% or more for full-service management that includes tenant finding, emergency repairs, and regular property inspections, translating to roughly 25,000 to 95,000 won per month (17 to 65 USD or 15 to 55 EUR) for a typical rental.
Standard property management fees in Gwangju typically include tenant sourcing and screening, rent collection and deposit handling, coordination of basic repairs, and communication with the building management office, though services vary between providers and foreign landlords often pay toward the higher end for English-language support.
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 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 Gwangju, 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) | State-run institution that officially monitors and publishes Korea-wide housing statistics. | We used REB data to anchor our price and rent trend framework. We also relied on it to avoid using informal blog-style rent claims. |
| KOSIS (Statistics Korea) | Official national statistics portal and source of record for Korean datasets. | We used KOSIS to cross-check that housing and macro series come from official channels. We also used it to triangulate other reports. |
| MOLIT (Ministry of Land, Infrastructure and Transport) | Central government ministry responsible for housing and real estate policy. | We used MOLIT to frame Korea's unique rental system (jeonse/wolse). We also used it to align with official descriptions of rental structures. |
| RTMS (Real Estate Transaction Management System) | Official government system for real estate transactions and lease reporting. | We used RTMS as the gold-standard reference for reported lease data. We also used it to ground statements about market liquidity. |
| KB Land Data Hub | Major financial group whose housing datasets are widely followed by Korean investors. | We used KB Land to triangulate official series with private-sector indices. We also used it to understand how rent indices are tracked. |
| BIS Residential Property Prices via FRED | Well-known international macro-data platform distributing standardized BIS series. | We used FRED to cross-check Korea's property price direction into late 2025. We also used it as a macro trend sanity check. |
| National Assembly Budget Office (NABO) | National Assembly research body publishing structured tax-system references. | We used NABO to ground "what taxes exist" in an official taxonomy. We avoided relying on informal tax summaries for core framework. |
| National Tax Service (NTS) | Official tax authority and best source for taxpayer obligations and guidance. | We used NTS to anchor landlord income-tax compliance as a real cost. We also used it to support foreigner filing requirements. |
| Airbnb Help Center (Korea) | Platform's official compliance guidance referencing required licensing categories. | We used Airbnb guidance to explain legal requirements for short-term rentals. We also used it to keep the STR section practical for foreigners. |
| Korean Law Information Center | Korea's official legal information portal for statutes and regulations. | We used it to anchor that STR legality depends on statute and licensing. We also used it as the legal backstop for compliance discussions. |
| Tourism Promotion Act Decree | Official legal text defining tourism and accommodation business categories. | We used it to support how Korea legally categorizes tourism lodging. We also used it to explain why ordinary apartments may not qualify. |
| The Korea Times | Major national outlet reporting policy changes with ministry attribution. | We used it to reflect the direction of regulatory changes. We also used it to avoid overclaiming STR freedom in standard apartments. |
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