Authored by the expert who managed and guided the team behind the South Korea Property Pack
Yes, the analysis of Seoul's property market is included in our pack
Thinking about running an Airbnb in Seoul in 2026? You are probably wondering whether it is worth it, what the rules are, and how much money you can actually make.
This guide covers everything from Seoul's short-term rental regulations to realistic revenue numbers, neighborhood pricing, and what type of property performs best in the Korean capital.
We update this blog post regularly to reflect the latest data on Seoul's Airbnb market, current housing prices, and regulatory changes.
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 Seoul.
Insights
- Seoul Airbnb hosts who register their business properly can expect around ₩800,000 to ₩1,600,000 in monthly net profit, but that is only about 10% to 30% better than simply renting long-term at ₩1,460,000 per month average.
- The gap between top hosts and average hosts in Seoul is roughly 10 to 20 percentage points in occupancy, which can translate to an extra ₩500,000 or more in monthly revenue.
- Seoul does not have a "90-night cap" like London or Amsterdam; instead, your ability to host legally depends entirely on having the right tourism business registration category.
- One-bedroom apartments dominate Seoul's Airbnb supply at 64%, but two-bedroom units often earn more per booking because they attract families and friend groups willing to pay premium rates.
- Bukchon Hanok Village listings can charge ₩200,000 to ₩320,000 per night, but they also face overtourism controls that restrict guest access during certain hours.
- Airbnb required all Korean hosts to register their business by January 1, 2026, meaning unregistered listings are no longer bookable on the platform.
- The most saturated Seoul neighborhoods for Airbnb are Jung-gu (Myeongdong), Jongno-gu (Insadong), and Mapo-gu (Hongdae), where budget studios under ₩130,000 per night face intense competition.
- Seoul Fashion Week in September and the International Fireworks Festival in October can push nightly rates up by 30% to 50% in nearby districts like Jung-gu and Yeouido.
Can I legally run an Airbnb in Seoul in 2026?
Is short-term renting allowed in Seoul in 2026?
As of the first half of 2026, short-term renting in Seoul is legal but only if you operate under a valid tourism accommodation business category recognized by Korean law.
The main legal framework governing short-term rentals in Seoul is Korea's Tourism Promotion Act and the Public Health Control Act, which define "lodging" as a regulated business activity requiring proper registration.
The single most important requirement for Seoul Airbnb hosts is obtaining a tourism lodging license or business registration that matches the type of stays you offer, whether that is a homestay-style arrangement or a full accommodation business.
Penalties for operating an illegal short-term rental in Seoul can include fines and having your listing removed from booking platforms, which is exactly what happened when Airbnb began enforcing registration requirements in early 2026.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in South Korea.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in South Korea.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Seoul as of 2026?
As of the first half of 2026, Seoul does not have a citywide maximum nights-per-year cap like London's 90-night rule or Amsterdam's restrictions; instead, your hosting limits depend on which business registration category you qualify for.
These rules do not vary by property type in the traditional Western sense, but market data shows that many Seoul listings require minimum stays of 30 nights or more, which suggests hosts are adapting to legal and building-level constraints rather than following a universal cap.
Since there is no night-cap system, Seoul hosts do not need to track rental nights the way hosts in capped cities do, but they do need to maintain proper business registration and meet any conditions attached to their specific license category.
Do I have to live there, or can I Airbnb a secondary home in Seoul right now?
Whether you need to live in your Seoul property depends on which registration category you pursue, with "host-present" homestay paths being easier to obtain for typical residential buildings than full-time accommodation business licenses.
Owners of secondary homes or investment properties can legally operate short-term rentals in Seoul, but they typically need to register as a formal tourism accommodation business, which comes with stricter building-use and safety requirements.
Additional permits for non-primary residence short-term rentals in Seoul often include fire safety certification, building management approval, and compliance with the property's official use designation.
The main difference between renting out a primary residence versus a secondary home in Seoul is that primary-residence homestay arrangements face fewer regulatory hurdles, while secondary properties must navigate the full accommodation business registration process.
Don't buy the wrong property, in the wrong area of Seoul
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Can I run multiple Airbnbs under one name in Seoul right now?
Running multiple Airbnb listings under one name in Seoul is technically possible, but in practice it requires operating as a registered accommodation business with each unit properly licensed.
There is no specific maximum number of properties one person can list in Seoul, but each unit must meet registration requirements independently, and platforms like Airbnb and Booking.com now expect registration numbers for every listing.
Hosts with multiple listings in Seoul face additional scrutiny from building management offices, neighbors, and fire safety inspectors, making multi-unit portfolios significantly harder to maintain than a single property.
Do I need a short-term rental license or a business registration to host in Seoul as of 2026?
As of the first half of 2026, yes, you effectively need both a government-recognized business registration and platform verification to host in Seoul, since Airbnb began blocking unregistered listings on January 1, 2026.
The process to obtain a tourism accommodation license in Seoul involves applying through your local district office (gu office), submitting required documents, and waiting for approval, which can take several weeks depending on your property type and the district's workload.
Documents typically required include proof of property ownership or lease, building safety certifications, and evidence that your property's official use designation allows for lodging activities.
Costs for obtaining registration vary depending on the category and any building modifications needed, but expect to budget for administrative fees, potential safety upgrades, and ongoing compliance costs.
Are there neighborhood bans or restricted zones for Airbnb in Seoul as of 2026?
As of the first half of 2026, Seoul does not have a citywide map of "Airbnb-banned zones" like some Western cities, but certain heritage neighborhoods have special restrictions and individual buildings often prohibit short-term rentals entirely.
Bukchon Hanok Village in Jongno-gu has the strictest neighborhood-level controls, including curfew-style restrictions on tourist access during certain hours designed to reduce overtourism impacts on residents.
These restrictions exist primarily to protect traditional residential areas and historic neighborhoods from noise, overcrowding, and the loss of community character that can come with high tourist volumes.
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.
How much can an Airbnb earn in Seoul in 2026?
What's the average and median nightly price on Airbnb in Seoul in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Seoul is approximately ₩122,000 to ₩130,000 ($84 to $90 USD, or roughly €77 to €83 EUR), while the median price is lower at around ₩109,000 to ₩116,000 ($75 to $80 USD, or €69 to €73 EUR).
The typical nightly price range covering roughly 80% of Seoul Airbnb listings falls between ₩80,000 and ₩200,000 ($55 to $138 USD, or €50 to €127 EUR), with budget studios at the low end and well-located two-bedroom apartments at the high end.
The single biggest factor affecting nightly pricing in Seoul is subway proximity, with listings within a five-minute walk of major stations (especially on Lines 2 and 4) commanding significant premiums over otherwise similar properties further from transit.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Seoul.
How much do nightly prices vary by neighborhood in Seoul in 2026?
As of the first half of 2026, nightly prices in Seoul vary dramatically from around ₩80,000 ($55 USD, €50 EUR) in budget-friendly areas like Hongdae to over ₩320,000 ($220+ USD, €200+ EUR) in premium neighborhoods like Gangnam and Bukchon's hanok stays.
The three Seoul neighborhoods with the highest average nightly prices are Gangnam-gu (including Apgujeong and Cheongdam) at ₩175,000 to ₩290,000 ($120 to $200 USD), Jongno-gu's Bukchon hanok district at similar rates, and Songpa-gu's Jamsil area near Lotte World at ₩160,000 to ₩230,000 ($110 to $160 USD).
The three neighborhoods with the lowest average nightly prices in Seoul are Mapo-gu's Hongdae and Hapjeong areas, Seodaemun-gu near Sinchon and Ewha, and Gwangjin-gu around Konkuk University, all ranging from ₩80,000 to ₩123,000 ($55 to $85 USD), though these areas still attract strong bookings because they offer excellent nightlife and student-friendly vibes.
What's the typical occupancy rate in Seoul in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Seoul is approximately 53% to 63%, with a practical planning number of around 58% (roughly 17 to 18 booked nights per month).
The realistic occupancy range covering most Seoul Airbnb listings falls between 45% and 70%, with listings at the lower end typically suffering from poor photos, slow response times, or inconvenient locations far from subway stations.
Seoul's Airbnb occupancy rates are generally in line with other major Asian capitals, though slightly lower than peak-tourism cities like Tokyo, largely because Seoul's short-term rental market faces stricter registration requirements that limit supply growth.
The single biggest factor for achieving above-average occupancy in Seoul is enabling instant booking combined with fast response times, as guests often book last-minute and choose listings they can confirm immediately.
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What's the average monthly revenue per listing in Seoul in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Seoul is approximately ₩2,000,000 to ₩2,500,000 ($1,400 to $1,700 USD, or €1,280 to €1,560 EUR), based on typical ADR and occupancy rates.
The realistic monthly revenue range covering roughly 80% of Seoul Airbnb listings is ₩1,200,000 to ₩3,000,000 ($830 to $2,070 USD, or €760 to €1,900 EUR), with the wide spread reflecting differences in location, property quality, and hosting effort.
Top-performing Seoul Airbnb listings can achieve monthly revenues of ₩4,000,000 to ₩6,000,000 ($2,760 to $4,140 USD), particularly premium two-bedroom apartments in Gangnam or unique hanok stays in Bukchon. That works out to roughly ₩48,000,000 to ₩72,000,000 annually ($33,000 to $50,000 USD).
Finally, note that we give here all the information you need to buy and rent out a property in Seoul.
What's the typical low-season vs high-season monthly revenue in Seoul in 2026?
As of the first half of 2026, typical monthly revenue during Seoul's low season (January, February, and July) is approximately ₩1,400,000 to ₩1,900,000 ($970 to $1,310 USD, €890 to €1,200 EUR), while high season months can bring in ₩2,500,000 to ₩3,300,000 ($1,725 to $2,280 USD, €1,580 to €2,090 EUR).
Low season in Seoul runs through January and February (cold weather, post-holiday lull) and July (monsoon season with heavy rain and humidity), while high season peaks in April and May (cherry blossom season) and September through November (pleasant weather, major events, and fall foliage).
What's a realistic Airbnb monthly expense range in Seoul in 2026?
As of the first half of 2026, realistic monthly expenses for operating an Airbnb in Seoul range from ₩700,000 to ₩1,400,000 ($485 to $970 USD, €440 to €890 EUR) for self-managed properties, or ₩1,100,000 to ₩2,000,000+ ($760 to $1,380+ USD, €700 to €1,270+ EUR) when using professional management.
The largest single expense category for most Seoul Airbnb hosts is building management fees (gwanlibi), which average around ₩275,000 per month for apartments but can vary significantly based on building size and amenities.
Seoul Airbnb hosts should typically expect to spend 35% to 55% of gross revenue on operating expenses, with the percentage being higher for hosts who use cleaning services for every turnover and lower for those who self-manage most tasks.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Seoul.
What's realistic monthly net profit and profit per available night for Airbnb in Seoul in 2026?
As of the first half of 2026, realistic monthly net profit for a Seoul Airbnb is approximately ₩800,000 to ₩1,600,000 ($550 to $1,100 USD, €500 to €1,010 EUR), which translates to roughly ₩27,000 to ₩53,000 ($19 to $37 USD) profit per available night.
The realistic monthly net profit range covering most Seoul Airbnb listings is ₩500,000 to ₩2,000,000 ($345 to $1,380 USD, €315 to €1,270 EUR), with significant variation based on location quality, expense management, and occupancy rates achieved.
Seoul Airbnb hosts typically achieve net profit margins of 30% to 50% of gross revenue, with self-managing hosts at the higher end and those using professional management services at the lower end.
The break-even occupancy rate for a typical Seoul Airbnb listing is approximately 30% to 40%, meaning hosts need roughly 9 to 12 booked nights per month just to cover their operating expenses before seeing any profit.
In our property pack covering the real estate market in Seoul, we explain the best strategies to improve your cashflows.
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.
How competitive is Airbnb in Seoul as of 2026?
How many active Airbnb listings are in Seoul as of 2026?
As of the first half of 2026, Seoul has approximately 20,000 to 33,000 active short-term rental listings, depending on which data provider and definition of "active" you use.
The listing count has likely decreased compared to pre-2026 levels due to Airbnb's January 2026 registration enforcement, which removed unregistered properties from the platform; however, the long-term trend shows gradual growth in properly licensed inventory as hosts adapt to the new requirements.
Which neighborhoods are most saturated in Seoul as of 2026?
As of the first half of 2026, the most saturated Seoul neighborhoods for Airbnb are Jung-gu (Myeongdong and Euljiro), Jongno-gu (Insadong and Ikseon-dong), Mapo-gu (Hongdae and Yeonnam-dong), Yongsan-gu (Itaewon and Hannam-dong), and Seongdong-gu (Seongsu-dong).
These neighborhoods became saturated because they sit at the intersection of subway convenience, nightlife, and "Instagram-worthy" streetscapes that short-stay tourists specifically search for, plus they were historically easier to operate in before stricter enforcement began.
Relatively undersaturated Seoul neighborhoods that may offer better opportunities for new hosts include Songpa-gu near Jamsil (strong family tourism demand from Lotte World visitors), Gwangjin-gu around Konkuk University (growing hip-area reputation), and parts of Yongsan-gu closer to the new international business district developments.
What local events spike demand in Seoul in 2026?
As of the first half of 2026, the main local events that spike Airbnb demand in Seoul include Seoul Fashion Week (September 1 to 7, 2026 at Dongdaemun Design Plaza), the Seoul International Fireworks Festival (October at Yeouido Hangang Park), cherry blossom season in April, fall foliage in October and November, and major K-pop concert weekends at Olympic Park and Jamsil.
During these peak events, Seoul Airbnb bookings can increase by 30% to 60%, and nightly rates in affected neighborhoods often rise by 30% to 50% compared to normal periods.
Seoul hosts should adjust their pricing and availability settings at least two to four weeks before major events, particularly for Seoul Fashion Week and the Fireworks Festival, as demand patterns show that guests book earlier for well-publicized events.
What occupancy differences exist between top and average hosts in Seoul in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Seoul typically achieve occupancy rates of 65% to 75%, which means filling their calendar roughly 20 to 23 nights per month.
Average hosts in Seoul, by comparison, see occupancy rates of 53% to 63%, resulting in about 16 to 19 booked nights per month and a revenue gap of ₩300,000 to ₩600,000 or more each month.
New hosts in Seoul typically need six to twelve months to reach top-performer occupancy levels, as building up reviews, optimizing listing photos, and learning pricing strategies all take time.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Seoul.
What amenities do nearly all competitors offer in Seoul right now?
In Seoul, virtually all competitive Airbnb listings offer Wi-Fi (99%), air conditioning (98%), heating (91%), and a kitchen (88%), so these amenities are table stakes rather than differentiators.
Beyond the basics, Seoul guests particularly expect self check-in options (since late-night arrivals are common), a washing machine (because many stays are longer), and clear directions that mention specific subway line names and station walking distances.
To stand out in Seoul's competitive market, hosts should focus on design quality, neighborhood guides in English and Korean, and responsive communication rather than simply matching the amenity checklist that everyone already offers.
Which price points are most crowded, and where's the "white space" for new hosts in Seoul right now?
The most crowded price range in Seoul's Airbnb market is ₩80,000 to ₩130,000 per night ($55 to $90 USD, €50 to €82 EUR), where budget studios and basic one-bedroom apartments compete intensely on price alone.
The "white space" opportunities for new Seoul hosts exist in the mid-premium range of ₩160,000 to ₩230,000 per night ($110 to $160 USD, €100 to €147 EUR), particularly for design-forward properties in emerging neighborhoods like Seongsu-dong, Euljiro, and Hannam-dong where guests pay for aesthetics and walkability.
To successfully compete in this underserved segment, new Seoul hosts should offer distinctive interiors (not generic "Airbnb style"), two-bedroom layouts for friend groups and families, locations within five minutes of subway stations, and detailed neighborhood guides highlighting local cafes and restaurants.
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What property works best for Airbnb demand in Seoul right now?
What bedroom count gets the most bookings in Seoul as of 2026?
As of the first half of 2026, one-bedroom apartments get the most bookings in Seoul simply because they dominate supply at 64% of all listings and match the needs of couples and solo travelers who make up the largest guest segment.
The booking rate breakdown by bedroom count in Seoul shows studios at roughly 8% of supply, one-bedrooms at 64%, two-bedrooms at 24%, and three-bedrooms or larger at about 4%.
One-bedroom units perform best in Seoul because the city attracts primarily couples and small groups on short city breaks, and subway-accessible one-bedrooms offer the right balance of space and price for stays averaging three to five nights.
What property type performs best in Seoul in 2026?
As of the first half of 2026, apartments are the best-performing property type for Airbnb in Seoul when balancing demand, legal viability, and consistent bookings, though hanok traditional houses earn the highest per-night rates in specific heritage neighborhoods.
Occupancy rates across Seoul property types show apartments achieving 55% to 65%, villas and multi-family units at similar levels but with more variance, officetels at 50% to 60% (lower due to registration challenges), and hanok stays at 45% to 55% (premium pricing limits volume).
Apartments outperform in Seoul because they offer the most predictable combination of legal pathways for registration, building management structures that can accommodate short-term rentals, and central locations near subway stations that guests prioritize.
What location traits boost bookings in Seoul right now?
The location traits that most boost Airbnb bookings in Seoul are being within a five to eight minute walk of a subway station (with the specific line number mentioned in the listing), one-transfer access to major districts like Hongdae, Myeongdong, Gangnam, and Jongno, and proximity to late-night dining and convenience stores.
Listings in "quiet-but-central" micro-locations, meaning one street away from the main nightlife strips, often earn better reviews because guests get the convenience of walkable restaurants without the noise that leads to complaints.
For hosts targeting event-driven demand, locations near Dongdaemun Design Plaza (for Seoul Fashion Week), Yeouido (for the Fireworks Festival), and Olympic Park or Jamsil (for K-pop concerts) can command 30% to 50% higher rates during peak event periods.
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 Seoul, 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 Law Information Center (Tourism Promotion Act) | This is the official Korean government portal for statutes and amendments, making it the definitive source for legal definitions. | We used it to understand what "tourism accommodation" categories exist in Korean law. We cross-referenced it with platform compliance rules to determine what constitutes a legal Airbnb in Seoul. |
| Korea Law Information Center (Public Health Control Act) | This is the core law that defines "accommodation business" and establishes hygiene oversight requirements. | We used it to anchor what Korea considers regulated lodging activity. We then explained why many short-stay rentals face licensing and building-use constraints. |
| Airbnb Help Center (Responsible hosting in Korea) | This is Airbnb's official compliance guidance for hosts operating in Korea. | We used it to list the types of registrations Airbnb expects hosts to have. We cross-referenced it with Korean statutes and enforcement news to describe practical compliance in 2026. |
| Booking.com Partner Guidance | This reflects a major booking platform's compliance and documentation requirements for Korea. | We used it as a second platform cross-check that registration numbers are expected. We reinforced that platform rules in 2026 increasingly align with licensed-only inventory. |
| Korea JoongAng Daily | This is a major national newsroom reporting concrete platform policy changes with specific dates. | We used it to time-stamp the key shift affecting 2026 hosting, specifically that registration became required for listings to remain bookable. We paired it with Airbnb's guidance to explain what hosts must prepare. |
| AirDNA | This is a widely used short-term rental analytics provider with consistent methodology across cities worldwide. | We used it for market-wide supply, occupancy, ADR, and annual revenue baselines for Seoul. We combined its figures with another dataset to produce confident "average versus median" earning estimates. |
| AirROI | This provides a structured dataset view with clear headline metrics for short-term rental markets. | We used it as a second independent benchmark for listings count, ADR, occupancy, and annual revenue. We triangulated differences versus AirDNA to create realistic ranges instead of single-point guesses. |
| Bank of Korea | This is Korea's central bank and the primary source for the country's policy interest rate. | We used it to anchor financing and interest-rate context that affects buy-to-Airbnb feasibility in 2026. We also used it to justify conservative assumptions on leveraged returns. |
| Reuters | This is a global wire service with strict sourcing standards and timestamped market quotes. | We used it to convert USD-denominated metrics into Korean won using a contemporaneous January 2026 exchange rate. We expressed revenue and expense ranges in the currency hosts actually pay bills in. |
| Korea Real Estate Board | This is Korea's official real estate market monitoring body with authoritative housing data. | We used it to ground "long-term rental alternative" context and why monthly rent levels matter for Airbnb opportunity cost. We cross-referenced it with news citing REB figures to keep the article practical. |
| Chosun Biz | This is a mainstream Korean financial newsroom that cites measurable market-wide averages. | We used it to anchor a realistic baseline for monthly building management fees. We then built expense ranges around it for different property types and hosting styles. |
| Korea JoongAng Daily (REB rent data) | This major national newsroom explicitly cites Korea Real Estate Board and KB datasets for housing market figures. | We used it to anchor the "Plan B" benchmark showing what a normal monthly rental can earn in Seoul. We then compared Airbnb net profit to long-term rent to assess whether hosting is worth the effort. |
| Seoul Metropolitan Government | This is the official city government website announcing dates and venues for major Seoul events. | We used it to identify real, calendar-specific demand spikes in 2026 that affect pricing and occupancy. We then translated that into practical guidance for hosts by neighborhood. |
| Yeongdeungpo-gu District Office | This is the district's official page for the Seoul International Fireworks Festival, a major annual event. | We used it to confirm the event's location at Yeouido and typical October timing. We then linked it to which listings see the biggest rate spikes during the festival. |
| Korea Tourism Organization (VISITKOREA) | This is Korea's national tourism organization and an official visitor information channel. | We used it to double-check that major events are annual and significant enough to move lodging demand. We paired it with district sources to keep the demand story verifiable. |
| Savills Research | This is a top-tier global real estate consultancy with formal research methodology. | We used it for structural housing context showing supply and household trends that shape rent versus short-stay dynamics. We used it only as macro backdrop, not as the primary source for Airbnb earnings. |
| Reuters (Bukchon overtourism) | This is authoritative reporting on neighborhood-specific restrictions in Seoul's heritage areas. | We used it to document Bukchon Hanok Village's overtourism controls and guest access restrictions. We avoided vague claims about "banned districts" that we could not verify with official sources. |
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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