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
Seoul remains one of Asia's most attractive cities for expats in 2026, offering world-class infrastructure, excellent healthcare, and a fascinating blend of traditional culture and modern technology.
This guide covers everything you need to know about moving to Seoul, from realistic monthly budgets and visa options to neighborhood recommendations and property ownership rules.
We constantly update this blog post to reflect the latest changes in costs, regulations, and expat life in Seoul.
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.
Is Seoul a good place to live in 2026?
Is quality of life getting better or worse in Seoul in 2026?
As of early 2026, Seoul's quality of life remains mixed, with day-to-day convenience and services staying excellent while housing affordability continues to decline.
The factor that has improved the most over the past two to three years is the city's digital infrastructure and public services, with Seoul now offering one of the world's fastest average wifi speeds at 174 Mbps and increasingly seamless integration of apps like KakaoTalk for everything from banking to food delivery.
However, housing costs in Seoul have worsened significantly, with average apartment prices crossing the 1 billion won mark (about $730,000) for the first time in 2025, nearly doubling in seven years and putting pressure on both renters and buyers.
Are hospitals good in Seoul in 2026?
As of early 2026, Seoul's hospitals are among the best in Asia and fully comparable to Western European or North American standards, with the city serving as a major hub for medical tourism thanks to its advanced facilities and relatively affordable care.
The hospitals that expats most commonly recommend in Seoul include Seoul National University Hospital (SNUH), which has a dedicated international healthcare center, Samsung Medical Center, known for its English-speaking staff, and Asan Medical Center, one of the largest tertiary care facilities in the country.
A standard doctor consultation in Seoul typically costs between 10,000 and 20,000 won ($7 to $15 or 7 to 14 euros) at a neighborhood clinic if you have National Health Insurance, or around 30,000 to 60,000 won ($22 to $44 or 20 to 40 euros) without insurance coverage.
Private health insurance is not strictly necessary for expats employed in Seoul since the National Health Insurance Service (NHIS) covers most medical expenses, but many expats choose private coverage for faster access to specialists, private rooms, and non-covered treatments like dental work or cosmetic procedures.
Are there any good international schools in Seoul in 2026?
As of early 2026, Seoul has approximately 20 to 25 accredited international schools offering curricula ranging from American and British to IB programs, and the overall quality is considered excellent by global standards.
The international schools most popular among expat families in Seoul include Seoul Foreign School (SFS), one of the oldest and most established options, Korea International School (KIS) with campuses in Seoul and Pangyo, and Seoul International School (SIS), known for its rigorous academics.
Annual tuition fees at international schools in Seoul typically range from 30 million to 45 million won ($22,000 to $33,000 or 20,000 to 30,000 euros) per year, with additional costs for enrollment fees, uniforms, and extracurricular activities that can add several million won more.
Waitlists for the most in-demand grades at top Seoul international schools are often long, and schools explicitly warn that places are not guaranteed without timely deposits, while public schools are academically strong but rarely suitable for expat children who do not speak Korean since instruction is entirely in Korean.
Is Seoul a dangerous place in 2026?
As of early 2026, Seoul is one of the safest major cities in the world, with Korea's homicide rate consistently among the lowest in OECD countries according to World Bank data.
The most common safety concerns expats should be aware of in Seoul include nightlife-related harassment in entertainment districts like Itaewon and Hongdae, digital sex crimes such as hidden cameras in public spaces, and occasional petty theft in crowded tourist areas rather than violent crime.
The neighborhoods generally considered safest for expats in Seoul include family-oriented areas like Hannam-dong, Yeonhui-dong, and residential parts of Gangnam, as well as newer developments in Seongsu-dong and Jamsil where building security is modern and foot traffic remains high without heavy nightlife.
Women can generally live alone safely in Seoul, and most expat women report feeling comfortable walking home late at night and using public transit alone, though common precautions include choosing apartments with keypad locks, CCTV, and lobby security, and staying alert in less crowded areas after midnight.
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How much does everyday life cost in Seoul in 2026?
What monthly budget do I need to live well in Seoul in 2026?
As of early 2026, a single person needs approximately 3.8 million to 5.5 million won ($2,700 to $4,000 or 2,500 to 3,700 euros) per month to live comfortably in Seoul with their own apartment, occasional dining out, and some money left for savings and travel.
A more modest but decent lifestyle in Seoul is achievable on around 2.6 million to 3.6 million won ($1,900 to $2,600 or 1,700 to 2,400 euros) per month, though this usually means sharing housing or renting a smaller studio in a less central neighborhood.
For a more comfortable or upscale lifestyle with a modern apartment in a desirable district, regular dining at nice restaurants, and frequent socializing, you should budget 5.5 million to 7 million won ($4,000 to $5,100 or 3,700 to 4,700 euros) per month or more.
Housing is by far the largest expense category in Seoul, typically consuming 40% to 50% of an expat's monthly budget, and the unique Korean deposit system (jeonse or wolse) means you either pay a massive upfront deposit or higher monthly rent than in many other Asian cities.
What is the average income tax rate in Seoul in 2026?
As of early 2026, a typical middle-income expat earning around 60 million to 90 million won ($44,000 to $65,000) per year in Seoul faces an effective income tax rate of roughly 10% to 18%, though this varies significantly based on deductions and family status.
Korea's progressive income tax brackets range from 6% on the lowest taxable income up to 45% on income exceeding 1 billion won, plus local income tax of 10% of the national tax amount, but many expats who started working in Korea by December 31, 2026 can elect a flat 19% national tax rate (about 20.9% total with local tax) which simplifies calculations and often reduces the burden for higher earners.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in South Korea versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What kind of foreigners actually live in Seoul in 2026?
Where do most expats come from in Seoul in 2026?
As of early 2026, the largest groups of foreign residents in Seoul and South Korea overall come from China (including many ethnic Koreans with Chinese citizenship), followed by Vietnam, Thailand, and the United States.
Foreign residents now make up approximately 5.2% of South Korea's total population, with around 2.65 million foreigners living in the country and roughly 280,000 to 300,000 in Seoul itself.
The main reason expats from China and Southeast Asia are drawn to Seoul is employment opportunities in manufacturing, services, and skilled professions, while Americans and Europeans often come for corporate assignments, teaching, or tech industry roles.
The expat population in Seoul is predominantly working professionals and international students rather than retirees or digital nomads, though the new Workation visa launched in 2024 has attracted a growing number of remote workers who meet the high income threshold.
Where do most expats live in Seoul in 2026?
As of early 2026, the top neighborhoods where expats concentrate in Seoul include Itaewon and Hannam-dong in Yongsan-gu, the Gangnam area (including Apgujeong, Cheongdam, and Yeoksam), Yeonnam-dong and Hongdae in Mapo-gu, and Jamsil in Songpa-gu.
The main characteristic that makes these neighborhoods attractive to expats in Seoul is the combination of English-friendly services, proximity to international schools, modern apartment buildings with security features, and easy access to expat communities and international restaurants.
Seongsu-dong in Seongdong-gu is the most notable emerging neighborhood attracting more expats, with its converted warehouses, trendy cafes, and newer officetel developments offering a creative, slightly more affordable alternative to traditional expat hubs like Gangnam.
Are expats moving in or leaving Seoul in 2026?
As of early 2026, Seoul is experiencing a net inflow of foreign residents, with official reports showing the total number of foreigners in South Korea hitting record highs through 2025, driven especially by international students and skilled workers.
The main factor driving expats to move to Seoul right now is the city's strong job market in tech, semiconductors, and corporate sectors, combined with excellent quality of life, safety, and the growing global appeal of Korean culture and entertainment.
The main factor causing some expats to leave Seoul recently is the sharp increase in housing costs, particularly the high deposits required for apartments and the new restrictions on foreign property purchases that took effect in August 2025.
Compared to similar Asian destinations, Seoul's expat population growth is outpacing places like Hong Kong (which has seen some outflow) but remains smaller in absolute terms than hubs like Singapore, though South Korea's international student numbers surpassed 300,000 ahead of government targets.
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What paperwork do I need to move to Seoul in 2026?
What visa options are popular in Seoul in 2026?
As of early 2026, the three most popular visa types for expats moving to Seoul are the E-7 (specialty occupation) visa for skilled professionals, the D-2 visa for international students, and the F-series visas (particularly F-2 for long-term residents and F-6 for marriage to a Korean citizen).
The main eligibility requirements for the E-7 work visa, which is the most common for professional expats, include having a job offer from a Korean employer, relevant qualifications or work experience in a recognized specialty field, and the employer's willingness to sponsor your visa application.
Seoul does offer a digital nomad visa called the Workation Visa (F-1-D), which launched in January 2024 and allows remote workers to stay for up to two years, but it requires earning at least 88 million won (about $66,000) annually from overseas sources and having comprehensive health insurance coverage.
Most popular expat visas in Seoul are initially valid for one to two years and can be renewed, with the E-7 typically requiring renewal annually while the Workation visa allows a one-year extension, and the path to permanent residency (F-5 visa) usually requires at least five years of continuous residence.
How long does it take to get residency in Seoul in 2026?
As of early 2026, visa processing typically takes 2 to 8 weeks depending on the visa type and completeness of your application, while obtaining your Alien Registration Card after arrival usually requires 2 to 4 weeks once you secure an immigration office appointment through HiKorea.
Common factors that can delay your residency application in Seoul include incomplete documentation, mistranslated or non-apostilled documents, and backlog at immigration offices, while having a Korean employer handle paperwork and booking appointments early can significantly speed up the process.
To become eligible for permanent residency (F-5 visa) in Seoul, you typically need to have lived in Korea continuously for at least five years on a qualifying visa, meet income and integration requirements, and pass a Korean language and culture test, though marriage to a Korean citizen or meeting points-based criteria can shorten this timeline.
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.
How hard is it to find a job in Seoul in 2026?
Which industries are hiring the most in Seoul in 2026?
As of early 2026, the top three industries hiring the most in Seoul are technology and software (including AI and data roles), semiconductors and electronics manufacturing, and English education (both at schools and corporate training companies).
It is realistic for expats to get hired in Seoul without speaking Korean if you target multinationals, tech startups with international teams, or English teaching positions, but knowing Korean significantly expands your job options and is often required for advancement in Korean companies.
The types of roles most accessible to foreign job seekers in Seoul include software engineering and data science positions at tech companies, English teaching at hagwons (private academies) and international schools, and marketing or business development roles at global firms with Korean offices.
What salary ranges are common for expats in Seoul in 2026?
As of early 2026, expats working in Seoul typically earn between 50 million and 100 million won ($36,000 to $73,000 or 33,000 to 67,000 euros) per year, with significant variation depending on industry, seniority, and whether the position includes expat benefits like housing allowances.
Entry-level and mid-level expat positions in Seoul generally pay 40 million to 70 million won ($29,000 to $51,000 or 27,000 to 47,000 euros) per year, which is competitive by local standards but means you will need to budget carefully for Seoul's high housing costs.
Senior or specialized expat roles in Seoul, particularly in tech, finance, and multinational management, commonly pay 100 million won ($73,000 or 67,000 euros) or more annually, with some executive packages exceeding 150 million to 200 million won.
Employers in Seoul do sponsor work visas for foreign hires, but they typically only go through the sponsorship process when the role requires specialized skills that are difficult to fill locally, and the position must fit within a recognized visa category like the E-7 specialty occupation visa.
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What's daily life really like for expats in Seoul right now?
What do expats love most about living in Seoul right now?
The top things expats love most about living in Seoul include the extraordinary convenience of daily life, the high-quality and affordable healthcare system, and the incredible variety of neighborhoods that let you choose between an international bubble or deep local immersion within a few subway stops.
The lifestyle benefit most frequently praised by expats in Seoul is the 24/7 culture where delivery apps bring anything to your door at any hour, convenience stores on every corner stock surprisingly good meals, and transit runs efficiently until late at night.
The practical advantage expats appreciate most in Seoul is the world-class public transportation system, with an extensive subway network, cheap fares using the T-money card, and the ability to live car-free without feeling limited.
The social and cultural aspect that makes Seoul particularly enjoyable for expats is the vibrant food scene and cafe culture, where you can explore everything from traditional Korean cuisine to international restaurants, and neighborhood coffee shops serve as social hubs and remote work spots.
What do expats dislike most about life in Seoul right now?
The top complaints expats have about living in Seoul include the shockingly high housing costs and deposit requirements, the difficulty of navigating Korean bureaucracy without speaking the language, and the intense academic pressure culture that affects families with children.
The daily inconvenience that frustrates expats the most in Seoul is dealing with the unique rental deposit system, where jeonse requires massive upfront payments of 50% to 70% of the property value, and even monthly rent (wolse) apartments demand deposits of 10 to 50 million won.
The bureaucratic issue that causes the most headaches for expats in Seoul is the appointment-based immigration system through HiKorea, where getting a slot can take weeks, every document must be perfect on the first submission, and small errors mean starting the process over.
Most expats find these frustrations manageable rather than deal-breakers, especially once they understand the systems and build relationships with helpful landlords, employers, or Korean friends who can assist with paperwork and translations.
What are the biggest culture shocks in Seoul right now?
The biggest culture shocks expats experience when moving to Seoul include the extreme housing deposit culture that can require hundreds of thousands of dollars upfront, the intense education pressure even for very young children, and the hierarchical workplace norms in Korean companies.
The social norm that surprises newcomers the most in Seoul is the emphasis on age-based hierarchy in both professional and social settings, where knowing someone's age determines the language formality you use and how relationships are structured.
The aspect of daily routines that takes the longest for expats to adjust to in Seoul is the education intensity surrounding them, with hagwons (cram schools) running until late at night, children studying on weekends, and families spending substantial portions of their income on private tutoring even for preschoolers.
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.
Can I buy a home as a foreigner in Seoul in 2026?
Can foreigners legally own property in Seoul in 2026?
As of early 2026, foreign property ownership in Seoul is legally allowed but heavily restricted under new rules that took effect in August 2025, requiring government approval, a commitment to move in within four months, and residence in the property for at least two years.
The specific restrictions that apply to foreigners buying property in Seoul include mandatory permits for all 25 districts (designated as Land Transaction Permit Zones through December 2026), submission of detailed financing plans if using overseas funds, and potential penalties of up to 10% of property value for violations.
Foreigners can own apartments, houses, and detached homes in Seoul under the new permit system, while commercial properties like officetels are currently exempt from the residential purchase restrictions and remain more accessible for pure investment purposes.
By the way, we've written a blog article detailing the whole property buying process for foreigners in Seoul.
What is the average price per m² in Seoul in 2026?
As of early 2026, the average price per square meter for residential property in Seoul is approximately 15 million to 22 million won ($11,000 to $16,000 or 10,000 to 15,000 euros), with newer or prime apartments near the Han River commanding the top end of this range.
Property prices in Seoul have risen sharply over the past two to three years, with average apartment prices crossing the psychologically important 1 billion won mark ($730,000) for the first time in 2025, representing nearly a doubling in value over seven years despite government cooling measures.
Also, you'll find our latest property market analysis about Seoul here.
Do banks give mortgages to foreigners in Seoul in 2026?
As of early 2026, mortgages for foreigners in Seoul are available but limited, with banks applying stricter requirements than for Korean citizens and the new residential purchase restrictions requiring non-residents to commit to actually living in the property.
The banks in Seoul known to offer mortgages to foreigners include KEB Hana Bank, Shinhan Bank, and Woori Bank, all of which have dedicated foreign customer service teams and English-language support for navigating the application process.
Typical mortgage conditions for foreigners in Seoul include down payments of 30% to 40% of the purchase price (compared to 20% to 30% for Koreans), interest rates of 3.8% to 5.2%, loan caps of 600 million won for properties in regulated zones, and maximum loan terms of 20 to 30 years.
To qualify for a mortgage in Seoul as a foreigner, you typically need a valid Alien Registration Card (ARC), a long-term visa like F-2 or F-5, documented income in Korea (though some banks accept overseas income with extra paperwork), proof of employment stability, and a clean credit history.
You can also read our latest update about mortgage and interest rates in South Korea.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about 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 |
|---|---|---|
| Statistics Korea (KOSIS) | South Korea's official statistics portal run by the national statistical office. | We used it as the baseline for inflation, price trends, and socio-economic indicators. We cross-checked cost claims against official CPI data. |
| Korea Real Estate Board (REB) | The official housing market statistics body for national price trend reporting. | We used it to anchor housing price discussions in official trend data. We triangulated REB signals with other market reporting on price levels. |
| Korea Immigration Service | The government authority that administers visas, residency, and immigration policy. | We used it to describe visa pathways and residency requirements accurately. We cross-referenced with HiKorea materials for consistency. |
| National Health Insurance Service (NHIS) | Runs Korea's national health insurance and publishes official contribution rules. | We used it to explain how payroll health contributions work. We converted co-pay percentages into practical won estimates. |
| National Tax Service (NTS) | The official tax authority with guides aimed at foreigners. | We used it for income tax framing and to verify expat-relevant filings. We cross-checked provisions with professional tax summaries. |
| PwC Worldwide Tax Summaries | A methodical reference used by employers and expats with citations to law. | We used it to explain the expat flat-tax option. We cross-checked it against NTS guidance for 2026 accuracy. |
| World Bank (UNODC data) | A widely used international dataset for comparable safety metrics. | We used it to anchor safety claims with a hard, comparable indicator. We triangulated with Seoul police open data. |
| Seoul Metropolitan Government | The city government's official guidance for foreign residents. | We used it to frame schooling options for expat families. We cross-checked school names with published fee schedules. |
| Numbeo | A crowd-sourced cost of living database with thousands of recent entries. | We used it to verify day-to-day expense estimates. We triangulated Numbeo data with official Statistics Korea figures. |
| The Korea Herald | Korea's leading English-language newspaper with reliable policy reporting. | We used it to track recent regulatory changes and market developments. We verified government announcements through their coverage. |
We have made this infographic to give you a quick and clear snapshot of the property market in South Korea. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
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