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Setting up an office in Seoul?
We do not forward what landlords tell us over the phone. Our consultants visit each building and record what they see — lobby, lifts, restrooms, parking and the floor itself.
7,509vacanciesCurrently available floors
10,551buildingsSeoul metropolitan area
0.9%fee capBrokerage fee, agreed up front
Office districts in Seoul
GBD (Gangnam)2,365Gangnam Station, Teheran-ro, Yeoksam, Samseong. The deepest supply in Seoul and the fastest-moving market.Seocho844Seocho-dong, Gyodae, Yangjae, Bangbae. Legal district and R&D centres — steady demand for mid-size floors.CBD (Jongno · Jung-gu)774City Hall, Euljiro, Gwanghwamun. Head offices, finance and law firms — the district with the largest floor plates.Songpa · Jamsil516Jamsil, Munjeong, Garak. Legal complex and logistics firms — meaningfully cheaper than Gangnam.Seongsu · Wangsimni423Seongsu, Seoul Forest, Wangsimni. Converted industrial stock — the district startups move to.YBD (Yeouido)417Yeouido, Yeongdeungpo, Dangsan. Korea's financial centre — the highest share of prime-grade buildings.Mapo · Sangam340Gongdeok, Hapjeong, Sangam DMC. Media and IT tenants, with a high share of newer buildings.Guro · Gasan300Guro and Gasan Digital Complex. Knowledge-industry centres — the lowest rents in Seoul.Pangyo · Bundang228Pangyo, Jeongja, Seohyeon. Korea's tech corridor — large-block demand from IT headquarters.Magok · Gangseo227Magongnaru, Balsan, Gayang. Corporate R&D campuses with a continuing pipeline of new supply.Yongsan · Hannam138Yongsan Station, Samgakji, Hannam. Heavy redevelopment pipeline and a growing prime segment.
How office leases work in Korea
- Security deposit (보증금)
- Refundable. Typically 10× the monthly rent, returned in full at the end of the lease. It is not a fee — it is capital parked with the landlord.
- CAM (관리비)
- Common Area Maintenance, billed monthly on top of rent. Covers cleaning, security, lifts and shared utilities. Budget for it — it is roughly 30–40% of the rent.
- Rent-free / fit-out period
- Usually 1–3 months of free rent at the start, meant to cover your fit-out. CAM is still payable during this period.
- Net-to-gross ratio (전용률)
- Contracts state gross area, which includes corridors and shared space. Seoul offices run 45–60% net — a 100㎡ lease gives you 45–60㎡ of usable floor.
Tell us headcount and budget
We will send a shortlist with the full cost breakdown — deposit, rent, CAM and rent-free — in English.
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