Get all the data you need about the real estate market in Incheon
SUMMARY
We analyzed residential property rental yields in Incheon, as of May 2026, for residential property buyers using the raw dataset provided, then organized the evidence into a practical buyer guide for foreign individual investors.
The study covers Incheon neighborhoods where residential rental investment is realistic, including Songdo, Cheongna, Geomdan, Bupyeong, Guwol, Nonhyeon, Yeonsu, Unseo, Yeongjong, Juan, Mansu, Gyeyang, Wolmido, and Dongincheon.
The dataset compares 1-bedroom property, 2-bedroom property, and 3-bedroom property formats. It shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for each neighborhood and bedroom count.
We update this work regularly, so the numbers should be read as a current Incheon residential property rental yield snapshot rather than a permanent forecast.
The strongest simple income profile is found in Juan, Wolmido, Dongincheon, and Unseo, Yeongjong. These areas reach about 4.0% to 4.1% gross yield in their strongest 1-bedroom or 3-bedroom formats.
The best net-yield profiles are more selective. Juan, Wolmido, Dongincheon, and Unseo, Yeongjong reach about 3.0% net yield in the strongest segments, while Guwol, Gyeyang, Mansu, Nonhyeon, Yeonsu, Geomdan, Cheongna, and Songdo mostly sit below that level.
Songdo has the highest absolute rents, with the modeled 3-bedroom property renting for about ₩2.35m per month. But the estimated purchase price of about ₩860m reduces the net yield to about 2.4%, so Songdo is more convincing for stability than for maximum income.
Cheongna and Geomdan look more balanced than Songdo for many buyers. Cheongna has lifestyle and planned-city demand, while Geomdan gives more moderate entry pricing and useful family rental demand.
Older districts such as Juan, Mansu, Wolmido, and Dongincheon can show attractive headline rental yields, but the real return depends heavily on building quality, repairs, vacancy, tenant turnover, and resale liquidity.
For a beginner foreign buyer, the practical Incheon residential property strategy is not simply to chase the highest gross yield. It is to compare net yield, permit-zone friction, tenant depth, property type, building age, operating costs, and resale confidence together.
Get fresh and reliable information about the market in Incheon
Don't base significant investment decisions on outdated data. Get updated and accurate information.
Residential property rental yields in Incheon in 2026
This table compares residential property rental yields in Incheon by neighborhood and bedroom count.
For each area, the table shows estimated average purchase price, estimated average monthly rent, gross rental yield, and net rental yield for 1-bedroom property, 2-bedroom property, and 3-bedroom property formats.
Finally, please note you'll find much more detailed data in our real estate pack about Incheon.
| Neighborhood | 1-bedroom property average purchase price | 1-bedroom property average monthly rent | 1-bedroom property gross rental yield | 1-bedroom property net rental yield | 2-bedroom property average purchase price | 2-bedroom property average monthly rent | 2-bedroom property gross rental yield | 2-bedroom property net rental yield | 3-bedroom property average purchase price | 3-bedroom property average monthly rent | 3-bedroom property gross rental yield | 3-bedroom property net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Bupyeong | ₩260m | ₩780k | 3.6% | 2.6% | ₩365m | ₩1.05m | 3.5% | 2.6% | ₩485m | ₩1.35m | 3.3% | 2.4% |
| Cheongna | ₩365m | ₩1.05m | 3.5% | 2.7% | ₩520m | ₩1.45m | 3.3% | 2.5% | ₩690m | ₩1.85m | 3.2% | 2.3% |
| Geomdan | ₩300m | ₩900k | 3.6% | 2.7% | ₩430m | ₩1.25m | 3.5% | 2.6% | ₩570m | ₩1.60m | 3.4% | 2.5% |
| Guwol | ₩285m | ₩880k | 3.7% | 2.8% | ₩400m | ₩1.18m | 3.5% | 2.6% | ₩530m | ₩1.55m | 3.5% | 2.5% |
| Gyeyang | ₩245m | ₩760k | 3.7% | 2.8% | ₩340m | ₩1.00m | 3.5% | 2.6% | ₩455m | ₩1.32m | 3.5% | 2.5% |
| Juan | ₩205m | ₩700k | 4.1% | 3.0% | ₩295m | ₩930k | 3.8% | 2.7% | ₩390m | ₩1.23m | 3.8% | 2.6% |
| Mansu | ₩220m | ₩720k | 3.9% | 2.9% | ₩315m | ₩950k | 3.6% | 2.6% | ₩420m | ₩1.25m | 3.6% | 2.5% |
| Nonhyeon | ₩270m | ₩830k | 3.7% | 2.8% | ₩390m | ₩1.13m | 3.5% | 2.6% | ₩515m | ₩1.50m | 3.5% | 2.5% |
| Songdo | ₩430m | ₩1.25m | 3.5% | 2.7% | ₩640m | ₩1.75m | 3.3% | 2.5% | ₩860m | ₩2.35m | 3.3% | 2.4% |
| Unseo–Yeongjong | ₩255m | ₩850k | 4.0% | 3.0% | ₩370m | ₩1.20m | 3.9% | 2.8% | ₩500m | ₩1.65m | 4.0% | 2.8% |
| Wolmido–Dongincheon | ₩230m | ₩780k | 4.1% | 3.0% | ₩325m | ₩1.02m | 3.8% | 2.7% | ₩430m | ₩1.32m | 3.7% | 2.5% |
| Yeonsu | ₩255m | ₩790k | 3.7% | 2.8% | ₩365m | ₩1.06m | 3.5% | 2.6% | ₩485m | ₩1.40m | 3.5% | 2.5% |
Make a profitable investment in Incheon
Better information leads to better decisions. Save time and money. Download our data.
Which neighborhoods offer the best net yield among areas people actually want to live in Incheon?
The best net-yield neighborhoods among areas people actually want to live in Incheon are Unseo, Yeongjong, Guwol, Geomdan, Nonhyeon, and Cheongna.
These areas combine usable net yields with real tenant demand rather than relying only on cheap purchase prices.
Unseo, Yeongjong reaches around 3.0% net yield for 1-bedroom properties and about 2.8% for 2-bedroom and 3-bedroom properties. That is stronger than Songdo’s roughly 2.4% to 2.7% net range, while still being supported by airport, logistics, and tourism-linked demand.
Guwol and Nonhyeon are less glamorous, but they are practical rental markets. Guwol’s 1-bedroom net yield is about 2.8%, while Nonhyeon is also around 2.8%.
Cheongna’s net yield is not the highest, at about 2.3% to 2.7%, but it is more credible than many cheap districts because tenant demand is supported by planned-city appeal, family demand, and business district access.
The trade-off is clear. Juan and Dongincheon show higher net yields, but they carry more old-stock and liquidity risk. A beginner investor should usually accept a slightly lower yield in Guwol, Nonhyeon, Geomdan, Cheongna, or Yeongjong if the goal is a cleaner tenant base and easier resale.
Where can I find residential properties with above-average yields and below-average entry prices in Incheon?
The clearest above-average-yield and below-average-entry-price areas in Incheon are Juan, Mansu, Gyeyang, and Unseo, Yeongjong.
These areas offer lower purchase prices than Songdo or Cheongna while still producing rents strong enough to support credible residential property rental yields in Incheon.
Juan is the cheapest area in the table. A 1-bedroom property is modeled at about ₩205m, while a 2-bedroom property is modeled at about ₩295m.
Mansu and Gyeyang are also accessible. Mansu’s 1-bedroom entry price is around ₩220m with about 2.9% net yield, while Gyeyang’s 1-bedroom price is around ₩245m with about 2.8% net yield.
Unseo, Yeongjong is the more strategic value case. A 1-bedroom property is about ₩255m, but the rent is around ₩850k per month, producing a 4.0% gross yield and 3.0% net yield.
The trade-off is that cheap is not always good. Juan and Mansu need stricter building selection because older villas and older apartments can create repair costs and lower resale liquidity. Unseo, Yeongjong has stronger infrastructure logic, but it can be more exposed to airport, tourism, and new-supply cycles.
Where does the rent level justify the purchase price most clearly in Incheon?
The rent level most clearly justifies the purchase price in Unseo, Yeongjong, Juan, Guwol, and Geomdan.
These areas have the best rent-to-price relationship without relying only on speculative future appreciation.
Unseo, Yeongjong is the standout. A 3-bedroom property is modeled at about ₩500m with ₩1.65m monthly rent, giving about 4.0% gross yield and 2.8% net yield.
Juan’s rent-to-price ratio also looks strong. A 1-bedroom property at about ₩205m with ₩700k rent gives a 4.1% gross yield.
Guwol and Geomdan are more balanced. Guwol’s 1-bedroom yield is around 3.7% gross, and Geomdan’s 2-bedroom yield is around 3.5% gross.
Songdo is rational only if the buyer values liquidity, prestige, international-city demand, and long-term capital preservation. For pure income, Songdo’s purchase-price premium means the rent does not work as hard.
We have actually built the our real estate pack about Incheon to make sure you won’t buy in the wrong area. Check it out.
Get to know the market before buying a property in Incheon
Better information leads to better decisions. Get all the data you need before investing a large amount of money.
Where is the best place to buy if I want stable rental income rather than maximum yield in Incheon?
The best places for stable rental income in Incheon are Songdo, Cheongna, Bupyeong, Guwol, and Nonhyeon.
These neighborhoods are not always the highest-yielding areas, but they offer deeper tenant pools and better resale confidence.
Songdo is the clearest stability market. Its net yields of about 2.4% to 2.7% are moderate, but rents are high: about ₩1.25m for 1-bedroom, ₩1.75m for 2-bedroom, and ₩2.35m for 3-bedroom property.
Cheongna is also stable, especially for 2-bedroom and 3-bedroom apartments. A 3-bedroom property is modeled at about ₩690m and ₩1.85m monthly rent, which points to a stability story rather than a maximum-yield story.
Bupyeong and Guwol are more local, less foreign-buyer-driven markets. Bupyeong’s 2-bedroom net yield is about 2.6%, and Guwol’s 2-bedroom net yield is also about 2.6%.
The trade-off is that stable income usually means lower yield. Juan or Dongincheon may show better headline numbers, but a beginner who wants predictable rent may be better off with a mainstream apartment in Songdo, Cheongna, Bupyeong, Guwol, or Nonhyeon.
What type of residential property should a beginner investor buy to maximize rental profitability in Incheon?
A beginner investor in Incheon should usually buy a small or mid-sized apartment, not a detached house and not an old villa unless they understand repair risk.
The best balance is usually a 1-bedroom or compact 2-bedroom apartment or officetel-style unit in a liquid area.
The table shows why. Across Incheon, 1-bedroom units often generate about 3.5% to 4.1% gross yield, while 3-bedroom units usually sit around 3.2% to 4.0% gross yield.
However, not all 1-bedroom properties are equal. In Songdo or Cheongna, a 1-bedroom property may mean a modern officetel or compact apartment with higher management charges. In Juan or Dongincheon, it may mean an older villa-type unit with higher repair and liquidity risk.
For most beginners, a compact 2-bedroom apartment in Geomdan, Guwol, Bupyeong, Nonhyeon, or Yeongjong is safer than chasing the highest 1-bedroom yield.
The trade-off is profitability versus operational simplicity. Old villas may produce higher yields on paper, but apartments are easier to finance, compare, rent, maintain, and resell.
We give you more details in the our real estate pack about Incheon.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Incheon?
The Incheon neighborhoods that combine strong rental income with lower vacancy risk are Songdo, Cheongna, Bupyeong, Guwol, and Unseo, Yeongjong.
Each has a clear tenant pool rather than relying only on cheap rents.
Songdo has the highest absolute rents in the table. A 3-bedroom property rents for about ₩2.35m per month, which matters because higher-income tenants can reduce payment and vacancy risk.
Cheongna is attractive because its 3-bedroom rent is about ₩1.85m, while its 3-bedroom purchase price is about ₩690m, producing a 3.2% gross yield.
Bupyeong and Guwol offer lower absolute rents, but they have broad local demand. Their 2-bedroom rents of about ₩1.05m and ₩1.18m are affordable enough for a wide renter base.
Unseo, Yeongjong is the higher-yield stability candidate. Its airport and logistics demand supports rent, but investors should watch new supply and transport dependence.
Buying real estate in Incheon can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which areas look overpriced relative to their rental income in Incheon?
Songdo and parts of Cheongna look the most expensive relative to rental income in Incheon.
They are excellent residential districts, but they are not the strongest pure rental-yield markets.
Songdo’s 3-bedroom purchase price is modeled at about ₩860m, with monthly rent around ₩2.35m. That produces a 3.3% gross yield and about 2.4% net yield.
Cheongna is less stretched than Songdo, but it is no longer a cheap yield play. A 3-bedroom property at about ₩690m and ₩1.85m monthly rent gives about 2.3% net yield.
These areas are expensive for understandable local reasons: newer master-planned stock, lifestyle amenities, international-city branding, better infrastructure, family demand, and stronger resale psychology.
The trade-off is not bad neighborhood versus good neighborhood. It is weak income yield versus better stability, lifestyle, and liquidity. Songdo may still suit a buyer who wants prestige and long-term ownership, but it is not the best place for rental income per won invested.
Which neighborhoods should I avoid even if the rental yield looks attractive in Incheon?
A beginner should be careful with Juan, Wolmido, Dongincheon, and older Mansu stock, even though the table shows attractive yields.
These areas can produce good income on paper but carry more building, vacancy, and resale risk.
Juan’s 1-bedroom net yield is about 3.0%, one of the highest figures in the table. But much of the opportunity comes from lower purchase prices and older housing stock.
Wolmido, Dongincheon also shows a 3.0% net yield for 1-bedroom properties, but part of the demand can be tourism-linked or old-center-linked rather than deep long-term professional demand.
Mansu is not a full avoid, but beginners should avoid weak buildings. A 1-bedroom property at about ₩220m with ₩720k rent looks attractive, but older-stock maintenance can reduce the real return.
The trade-off is that these areas may be good for experienced investors who can inspect buildings, negotiate hard, and manage tenants. Beginners should usually choose better buildings and accept a slightly lower yield.
Which neighborhoods look risky even though the rental yield is high in Incheon?
The high-yield but riskier Incheon neighborhoods are Juan, Wolmido, Dongincheon, Mansu, and parts of Unseo, Yeongjong.
Their headline yields can be attractive, but the reasons differ.
Juan and Dongincheon are risky because older building stock can turn gross yield into repair bills. A 1-bedroom gross yield above 4.0% looks strong, but net yield can fall quickly if the unit needs renovation, waterproofing, elevator work, or vacancy discounts.
Mansu is risky because it is cheaper and less liquid than the strongest rental districts. Its 2.9% 1-bedroom net yield is attractive, but the tenant base is not as deep as Bupyeong, Guwol, or Songdo.
Unseo, Yeongjong is different. Its yield is strong because airport-linked demand supports rents, not only because prices are low.
The safer alternative is to accept a lower yield in Guwol, Nonhyeon, Bupyeong, Geomdan, or Cheongna, where tenant demand is broader and resale should be easier.
Don't lose money on your property in Incheon
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What neighborhoods should I avoid when buying a rental property in Incheon?
A beginner rental investor in Incheon should avoid poor-quality older villas in Juan, weak buildings in Wolmido, Dongincheon, and low-liquidity Mansu stock.
These are not neighborhoods to reject completely, but they require more skill.
In Juan, the avoid category is not every property. It is old villa or walk-up-style stock where a high yield is created by a low price, not by superior tenant demand.
In Wolmido, Dongincheon, the avoid category is property that depends too much on tourist or short-stay logic but is being priced like a stable long-term rental. The table’s 3.0% net yield for 1-bedroom properties can be attractive, but seasonality and building age matter.
In Mansu, avoid buildings with poor maintenance history. The area can work for affordability-driven renters, but a beginner should not buy just because the entry price is low.
Foreign buyers should also avoid assuming they can buy an apartment and rent it out immediately. In May 2026, foreign land-transaction approval rules in parts of Incheon can materially affect rental-intent purchases.
Which neighborhoods are seeing rental demand weaken, and why, in Incheon?
The neighborhoods where rental demand looks more vulnerable are older Juan, older Dongincheon and Wolmido, and some supply-heavy parts of Songdo and Yeongjong.
The issue is not always falling rent. It is thinner tenant depth or more competition.
Juan and Dongincheon face an old-stock problem. Renters with similar budgets may prefer newer buildings in Guwol, Bupyeong, Geomdan, or Nonhyeon if commute and price are comparable.
Songdo’s issue is different. It remains highly desirable, but the purchase price is high and some submarkets can feel supply-sensitive.
Yeongjong can also be supply-sensitive. Airport-linked demand is real, but if too many similar units compete, landlords may face longer letting periods outside the strongest locations.
The recommendation is to monitor rather than avoid Songdo and Yeongjong. For Juan and old Dongincheon stock, beginners should only buy at a discount large enough to cover repair and vacancy risk.
Which neighborhoods are seeing new developments that could create stronger rental demand in Incheon?
The main development-positive neighborhoods are Cheongna, Yeongjong, Songdo, and Geomdan.
They benefit from infrastructure, master-planned development, and new employment or lifestyle anchors.
Cheongna and Yeongjong gained a stronger practical connection after the third bridge linking Yeongjong and Cheongna opened in January 2026.
Songdo remains supported by business, education, and international-city positioning. It is not the highest-yield district, but it has one of the clearest tenant-stability stories in Incheon.
Geomdan benefits from new-town logic: newer apartments, family demand, and relatively lower entry prices than Songdo or Cheongna.
The trade-off is that development can create both demand and supply. A new transport link helps landlords, but too many similar new units can cap rent growth.
Thinking of buying real estate in Incheon?
Acquiring property in a different country is a complex task. Don't fall into common traps – grab our guide and make better decisions.
Which neighborhoods have become less attractive for property investors over the last 12 months in Incheon?
The areas that have become less attractive for yield-focused investors are Songdo, parts of Cheongna, and weaker old-stock districts where repair costs are rising faster than rents.
They remain livable, but the rental-income case is less simple.
Songdo is still one of Incheon’s best places to live, but its purchase prices keep net yields moderate. A 3-bedroom Songdo property shows about 2.4% net yield, lower than Yeongjong, Juan, Mansu, or Guwol.
Cheongna has improved infrastructure and demand, but the same strengths support prices. A 3-bedroom net yield of about 2.3% is acceptable for stability but not exciting for income investors.
Older Juan, Dongincheon, and Mansu stock face the opposite problem. Entry prices are lower, but repair costs, tenant expectations, and liquidity risk can reduce real net returns.
The key distinction is important. Songdo and Cheongna are not bad areas. They are becoming more expensive yield markets. Older districts are becoming more operationally demanding yield markets.
Which property types are becoming harder to rent in Incheon, and in which neighborhoods?
The property types becoming harder to rent in Incheon are older villas, weak-layout officetels, and expensive large apartments without a clear family tenant base.
The problem is property-specific, not only neighborhood-specific.
Older villas are most risky in Juan, Dongincheon, Wolmido, Mansu, and parts of Gyeyang. They may have high gross yields, but tenants compare them with newer small apartments and officetels.
Weak-layout officetels can be harder in Songdo, Bupyeong, and station areas if management fees are high or the unit is too small for the rent.
Large 3-bedroom apartments can be harder where family demand is thin. In Songdo and Cheongna, 3-bedroom units are liquid because family demand is real.
The beginner rule is simple: buy the property type that matches the local tenant. In Songdo and Cheongna, that often means modern apartments. In Bupyeong and Guwol, compact apartments work. In Juan, old villas require deep discounts.
Get the full checklist for your due diligence in Incheon
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
Which bedroom count offers the best balance between entry price, rental yield, and tenant demand in Incheon?
The best balance in Incheon is usually the 2-bedroom property.
It is not always the highest-yielding bedroom count, but it gives the best mix of entry price, tenant depth, and resale liquidity.
The table shows that 1-bedroom units often have the highest gross yields. Juan, Wolmido, Dongincheon, and Unseo, Yeongjong all reach around 4.0% to 4.1% gross yield for 1-bedroom properties.
But 1-bedroom units can have higher turnover and more competition from officetels. A 1-bedroom property can work well in Bupyeong, Songdo, Unseo, or Guwol, but the investor must check management fees and tenant churn.
Three-bedroom units give higher absolute rent but require much more capital. Songdo’s 3-bedroom rent is about ₩2.35m, but the purchase price is about ₩860m, leaving only about 2.4% net yield.
A 2-bedroom in Geomdan, Guwol, Bupyeong, Nonhyeon, or Yeongjong is the most beginner-friendly middle ground. It can serve singles, couples, small families, and sharers, while avoiding the narrowness of tiny units and the high capital burden of large family apartments.
INSIGHTS
These insights are drawn from the Incheon residential property rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential property to rent out.
You’ll find even more insights in our our real estate pack about Incheon.
- Incheon’s best simple yield is not Songdo. It is Juan, Unseo, Yeongjong, Wolmido, and Dongincheon, where lower purchase prices make the rent work harder.
- Songdo rents are high, but Songdo purchase prices absorb much of the income advantage. A 3-bedroom Songdo property rents for about ₩2.35m per month, but the estimated net yield is only about 2.4%.
- Unseo, Yeongjong gives Incheon investors airport demand without Songdo-level entry prices. The 1-bedroom segment is modeled at ₩255m and ₩850k monthly rent, which supports a 3.0% net yield.
- Juan’s high yield comes with older-building and resale-liquidity risk. The 1-bedroom segment reaches about 4.1% gross yield, but repairs and vacancy can quickly weaken the real return.
- Cheongna looks balanced, not cheap. It has good rents and strong lifestyle demand, but purchase prices mean the 3-bedroom net yield is only about 2.3%.
- Geomdan’s 2-bedroom units offer a useful Incheon mix of price, yield, and family demand. The estimated ₩430m purchase price and ₩1.25m monthly rent create a practical middle-market profile.
- Bupyeong is better for liquidity than maximum yield. Its 2-bedroom net yield is about 2.6%, which is not exciting, but tenant depth is stronger than in many cheaper areas.
- Guwol gives Incheon investors stable urban demand without Songdo’s premium pricing. A 1-bedroom property at about ₩285m and ₩880k monthly rent gives a useful 2.8% net yield.
- Mansu is cheaper than Guwol, but tenant depth is thinner. The area can work, but property selection and maintenance history matter more.
- Nonhyeon is a safer mid-market choice than many higher-yield older districts. Its 1-bedroom net yield is about 2.8%, but the risk profile is usually cleaner than older villa-heavy areas.
- Incheon 1-bedroom units often beat 3-bedroom units on yield, but turnover is higher. Smaller units can rent efficiently, but they may also compete directly with officetels.
- Incheon 3-bedroom apartments suit stability, not maximum rental return. They generate higher monthly rent, but the purchase price usually rises faster than the rent.
- Officetel-style 1-bedroom properties can work, but management fees reduce net yield. The buyer must compare gross yield with the actual monthly cost burden.
- Older villas in Incheon can show high yields, but beginners should price repair risk. Waterproofing, elevators, common areas, and building age can matter more than the headline rent.
- Foreign buyers must check permit-zone rules before assuming immediate rental use. Legal friction can change whether an attractive apartment yield is actually usable.
- The best Incheon rental investment is usually the property where several signals agree: acceptable net yield, broad tenant demand, clean building condition, manageable costs, and credible resale liquidity.
Don't sign a document you don't understand in Incheon
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Incheon neighborhoods, we built this dataset ourselves from the ground up. We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings, then organized the data by neighborhood and property type.
For each neighborhood and property type, we reviewed comparable sale listings from recognized Korean property platforms such as Naver Real Estate, Zigbang, and Dabang. We used the property categories shown in the tracker, then compared only listings that were reasonably similar in location, size, condition, and property format.
We cleaned the sale sample manually. Duplicate listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, incomplete listings, and clearly non-comparable properties were removed before calculating the estimates.
Sale prices were normalized on a South Korean won basis, and on a size-adjusted basis where possible. We used the median price as the main reference, or the average only when the sample was clean. We then adjusted asking-price evidence where needed, based on liquidity, apparent overpricing, listing quality, and comparable market evidence.
We then built the rental side of the dataset manually. For the same neighborhood and property type, we collected comparable rental listings, cleaned the sample for outliers and non-comparable listings, and estimated a realistic monthly rent using the median rent where possible.
The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying a flat discount across all segments. The deduction was adjusted by neighborhood and property type, reflecting differences in management fees, vacancy risk, maintenance needs, leasing costs, tax friction, repairs, utilities, building costs, officetel service charges, and property-level operating costs. In other words, a small officetel-style rental property, a newer family apartment, and an older villa were not treated as having the same cost profile.
For residential property markets, we also paid attention to property-level factors when available. These include building condition, age, access, layout, maintenance burden, rental restrictions, tenant depth, foreign-buyer friction, and resale liquidity.
Each estimate was assigned a confidence level. 30 to 40 comparable listings means higher confidence. 20 to 30 comparable listings means usable but less robust. Below 20 comparable listings means directional only, unless we widened the comparable area.
These estimates are updated regularly and should be read as structured market estimates, not as guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Incheon.
