Short-term rentals: what’s legal in South Korea now?

Authored by the expert who managed and guided the team behind the South Korea Property Pack

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BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in South Korea. If you'd like to learn more about us, you can check our presentation page.

What types of short-term rentals are currently allowed in South Korea?

Only detached houses, villas, and specifically approved residential apartments can operate as legal short-term rentals in South Korea as of September 2025.

Studio apartments and officetels face a complete ban from short-term rental platforms like Airbnb starting October 2025. These property types, previously popular with foreign visitors, are now classified as commercial buildings and excluded from short-term accommodation use.

Licensed guesthouses and traditional sharehouses like goshiwons remain exempt from the ban and can continue offering short-term stays. These accommodations typically allow minimum stays as short as two weeks, making them viable alternatives for property investors looking to enter the short-term rental market.

All permitted property types must operate under strict licensing requirements and business registration to remain compliant with South Korean regulations.

Do foreign property owners follow the same short-term rental rules as Korean citizens?

Foreign property owners face identical legal requirements as Korean citizens when operating short-term rentals in South Korea.

Both foreign and local hosts must obtain business registration and accommodation licenses to list properties legally on platforms after the 2024-2025 reforms. The licensing process, registration requirements, property-type restrictions, and contract terms apply equally regardless of the host's nationality.

Foreign investors cannot bypass local building management rules or zoning restrictions by claiming different legal status. Apartment complexes and officetels that prohibit short-term rentals through their internal bylaws enforce these rules on all owners, regardless of citizenship.

Tax obligations for short-term rental income also apply equally to foreign and Korean hosts, with both required to report earnings as business income and maintain full tax compliance.

What are the minimum and maximum rental periods for legal short-term stays?

Minimum stay requirements vary by property type, with most licensed accommodations requiring at least one month for standard apartment contracts but allowing shorter periods for specialized housing.

Are there specific zones in South Korea where short-term rentals are restricted or permitted?

South Korean cities implement zoning restrictions that prohibit short-term rentals in residential neighborhoods experiencing housing shortages while creating special tourist zones that permit licensed operations.

Seoul enforces the strictest zoning rules, with explicit bans on studio and officetel listings throughout most residential districts. The city designates specific "special tourist zones" where properly licensed short-term rentals can operate legally, typically in areas like Gangnam, Myeongdong, and Hongdae.

Rural areas and smaller cities outside Seoul generally offer more flexible zoning rules but still require hosts to obtain proper accommodation licenses. Cities like Busan, Incheon, and Jeju may have different zoning restrictions based on local housing demand and tourism policies.

Property investors should verify specific zoning regulations with local city hall offices before purchasing properties intended for short-term rental use, as these rules can change based on local housing market conditions.

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What licenses and permits are required to operate short-term rentals legally?

All short-term rental hosts in South Korea must obtain business registration and an official accommodation certificate to operate legally as of 2025.

The mandatory documentation includes a business license submitted to local authorities and an accommodation certificate that complies with the Tourism Promotion Act and Building Act. These requirements apply to all property types permitted for short-term rental use.

Airbnb and other platforms require hosts to submit license documentation by the end of 2025, with unlicensed listings facing automatic removal from the platform. The registration process typically takes 2-4 weeks and involves property inspections to ensure safety and building code compliance.

Property investors should begin the licensing process before purchasing properties intended for short-term rental use, as retroactive licensing can face delays and additional scrutiny from local authorities.

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What penalties apply to unlicensed short-term rental operations?

Operating short-term rentals without proper licenses results in immediate removal from platforms like Airbnb, monetary fines, and potential legal action from local authorities.

Enforcement has intensified significantly for studio apartments and officetels after October 2025, with authorities actively monitoring and penalizing illegal operations. Violators face fines that can reach several million won, depending on the duration and scale of illegal operations.

Building management companies can initiate eviction proceedings against property owners who violate internal short-term rental prohibitions, even in cases where government regulations might permit such use. These building-level penalties operate independently of government fines.

Repeat offenders face escalated penalties including potential criminal charges for operating unlicensed accommodation businesses, making compliance essential for property investors entering the short-term rental market.

Can apartment buildings prohibit short-term rentals even when the government allows them?

Apartment complexes and officetel buildings can prohibit short-term rentals through internal management rules, regardless of government permissions.

Building management companies establish bylaws that restrict or completely ban short-term rental activities within their properties. These internal regulations operate independently from government licensing and zoning rules, creating an additional layer of restrictions for property investors.

Violating building-specific short-term rental prohibitions can result in eviction, legal consequences, and damage to relationships with building management. Property owners must review building management agreements and bylaws before attempting to operate short-term rentals.

Investors should verify building policies during the property purchase process, as these restrictions can significantly impact the viability of short-term rental investments even in government-approved property types and zones.

How does South Korea regulate Airbnb and similar platforms?

South Korea requires all Airbnb hosts to submit business license documentation and accommodation certificates, with unlicensed listings facing removal by the end of 2025.

Airbnb proactively removes illegal listings and restricts property postings based on legal classification and registration status. The platform works directly with South Korean authorities to ensure compliance with national, city, and building-level regulations.

Platform regulation extends beyond simple licensing requirements to include verification of property types, ensuring that banned categories like studio apartments and officetels cannot be listed after October 2025. Hosts must continuously maintain their licenses to keep listings active.

Other short-term rental platforms operating in South Korea face similar regulatory requirements, with government authorities monitoring compliance across all major booking platforms to ensure consistent enforcement of short-term rental laws.

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What are the tax obligations for short-term rental income in South Korea?

Short-term rental income in South Korea is subject to both income tax and VAT, with rates depending on the host's annual income and business registration status.

All hosts must report rental earnings as business income and maintain full tax compliance regardless of the rental duration or frequency. Income tax rates follow standard South Korean business tax brackets, typically ranging from 6% to 45% depending on total annual income.

VAT applies to short-term rental operations that exceed certain annual revenue thresholds, currently set at 48 million won per year for small businesses. Hosts operating above this threshold must register for VAT and charge the standard 10% rate to guests.

Proper tax compliance requires maintaining detailed records of all rental income, expenses, and guest information. Property investors should consult with South Korean tax professionals to ensure accurate reporting and take advantage of available business expense deductions.

Do short-term rental rules differ between Seoul and other South Korean cities?

Seoul enforces significantly stricter short-term rental regulations compared to other South Korean cities, with more aggressive enforcement and comprehensive documentation requirements.

The capital city implements explicit bans on studio and officetel listings throughout most residential areas, while cities like Busan, Incheon, and Daegu may offer more flexible interpretations of property type restrictions. Seoul also requires more extensive licensing documentation and conducts more frequent compliance inspections.

Rural areas and smaller cities often participate in government pilot programs that allow more flexible short-term rental rules, particularly for properties in designated tourist zones or rural development areas. These programs typically favor properties that support local tourism and economic development.

Property investors should research city-specific regulations before purchasing properties for short-term rental use, as compliance requirements and enforcement intensity can vary significantly between different metropolitan areas and provinces.

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How frequently do South Korea's short-term rental regulations change?

South Korean short-term rental regulations are actively changing, with major reforms implemented in 2024-2025 and ongoing adjustments expected as the market adapts to new restrictions.

The most current information can be found through official sources including the Tourism Promotion Act updates, regional city hall websites, and Airbnb Korea's compliance center. Government websites and community boards regularly publish regulatory updates and enforcement changes.

Property investors should monitor Seoul city hall announcements, regional government websites, and platform-specific compliance resources for the latest requirements. Legal advisory services specializing in South Korean real estate also provide regular updates on regulatory changes.

Given the rapid pace of regulatory evolution, particularly around studio apartment and officetel restrictions, investors should verify current rules before making property purchases or operational changes to existing short-term rental businesses.

Are there special programs or exceptions that make short-term rentals easier in specific cases?

South Korea operates pilot programs for shared housing and homestay arrangements that offer more flexible short-term rental rules, particularly in rural and designated tourist zones.

1. Licensed guesthouses with empty rooms can participate in government homestay programs with reduced regulatory requirements
2. Rural tourism development zones receive special exemptions that allow more property types for short-term rental use
3. University area programs permit specialized student housing arrangements with modified minimum stay requirements
4. Cultural exchange programs allow private homeowners to host short-term guests under special licensing categories
5. Jeju Island maintains separate regulatory frameworks that may permit different property types or operational models

These programs typically require separate applications and may have specific operational requirements, such as providing cultural experiences or supporting local tourism initiatives. Property investors should research available programs in their target investment areas to identify potential regulatory advantages.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Ting House Rooms - Korea Bans Airbnb Studio Officetel Rentals
2. Airbtics - Airbnb Rules in Seoul South Korea
3. Reddit - Living in Korea Airbnb Discussion
4. YouTube - Korea Airbnb Regulations
5. Enko - Types of Housing in South Korea
6. Enko - Renting in South Korea 2025 Guide
7. Airbnb - Compliance News
8. Enko - South Korea Housing Guide