Authored by the expert who managed and guided the team behind the Japan Property Pack
Yes, the analysis of Fukuoka's property market is included in our pack
If you're looking to understand the current housing prices in Fukuoka, you're in the right place.
We constantly update this blog post with fresh data so you always have the latest numbers.
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 Fukuoka.
Insights
- The average resale condo in Fukuoka costs around ¥28 million ($178,000) in January 2026, which is roughly 35% cheaper than equivalent properties in Tokyo's 23 wards.
- Fukuoka property prices have risen about 55% over the past decade in nominal terms, but when you adjust for inflation, the real increase is closer to 35%.
- Central Chuo-ku neighborhoods like Tenjin command prices of ¥650,000 to ¥1,000,000 per square meter, while outer areas like Kashii sit at just ¥260,000 to ¥360,000 per square meter.
- New-build condos in Fukuoka typically cost about 18% more than comparable resale units, driven by higher construction costs and modern building standards.
- Buyers in Fukuoka should budget an extra 7% to 12% on top of the purchase price for taxes, fees, and registration costs.
- Resale condos make up roughly 60% of Fukuoka's housing market, making them the most commonly traded property type in the city.
- The gap between listing prices and actual sale prices in Fukuoka averages about 4% for condos and 6% for detached houses.
- Entry-level properties in Fukuoka start around ¥12 to ¥18 million ($76,000 to $114,000), typically for older 1LDK units in outer neighborhoods like Kashii or Meinohama.
- Luxury condos near Ohori Park or in Tenjin can reach ¥80 to ¥200 million ($506,000 to $1.27 million) for premium tower units with 90 to 140 square meters.
- Year-over-year, Fukuoka property prices increased about 10% nominally from January 2025 to January 2026, or roughly 7% after accounting for inflation.
What is the average housing price in Fukuoka in 2026?
The median housing price is more useful than the average because it represents what a typical buyer actually pays, without being skewed by a few very expensive or very cheap properties.
We are writing this as of January 2026 using the latest data collected from authoritative sources like Nishinihon REINS, which we manually verified and cross-checked.
The median housing price in Fukuoka in 2026 is approximately ¥26.5 million ($168,000 or €143,000), while the average housing price sits slightly higher at around ¥28.1 million ($178,000 or €152,000).
About 80% of residential properties in Fukuoka in 2026 fall within a price range of ¥18 million to ¥45 million ($114,000 to $285,000 or €97,000 to €243,000).
A realistic entry range in Fukuoka starts at ¥12 million to ¥18 million ($76,000 to $114,000 or €65,000 to €97,000), which can get you an older resale condo of 40 to 55 square meters in neighborhoods like Kashii or Ohashi.
Luxury properties in Fukuoka in 2026 typically range from ¥80 million to ¥200 million ($506,000 to $1.27 million or €432,000 to €1.08 million), which includes high-floor tower units of 90 to 140 square meters in prime areas like Tenjin or near Ohori Park.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Fukuoka.
Are Fukuoka property listing prices close to the actual sale price in 2026?
In Fukuoka in 2026, the estimated gap between listing prices and actual sale prices is about 4% for condos and around 6% for detached houses.
This gap exists mainly because sellers in Fukuoka tend to price slightly high to leave room for negotiation, and buyers often negotiate further when they discover maintenance issues or concerns about the condo's repair reserve fund. The variance is largest for older detached houses, where condition uncertainty plays a bigger role in final price negotiations.
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What is the price per sq m or per sq ft for properties in Fukuoka in 2026?
As of January 2026, the median housing price in Fukuoka is approximately ¥400,000 per square meter ($2,530/sqm or €2,160/sqm), which translates to about ¥37,200 per square foot ($236/sqft or €201/sqft). The average price per square meter in Fukuoka sits slightly higher at around ¥422,000 ($2,670/sqm or €2,280/sqm), or about ¥39,200 per square foot ($248/sqft or €212/sqft).
Newer condos near major transit stations and parks in central Fukuoka have the highest price per square meter, while older units farther from rail lines in outer wards have the lowest, mainly because accessibility and building age strongly influence buyer demand.
In Fukuoka in 2026, the highest prices per square meter are found in Chuo-ku core areas like Tenjin and Daimyo, ranging from ¥520,000 to ¥900,000 per square meter ($3,290 to $5,700/sqm). The lowest prices are in outer residential areas like parts of Nishi-ku and Higashi-ku, where you'll find ¥250,000 to ¥330,000 per square meter ($1,580 to $2,090/sqm).
How have property prices evolved in Fukuoka?
Compared to January 2025, property prices in Fukuoka have increased by about 10% in nominal terms, or roughly 7% when adjusted for inflation. This rise is driven by continued pressure on central land values and strong demand in the resale condo market throughout 2025.
Looking back ten years to January 2016, Fukuoka property prices have risen approximately 55% in nominal terms, or about 35% in real terms after accounting for inflation. This long-term growth reflects the ongoing preference for living near transit and city centers, combined with rising construction costs that push up replacement values for comparable homes.
By the way, we've written a blog article detailing the latest updates on property price variations in Fukuoka.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Fukuoka.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan 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 types of homes are available and how do their prices compare in Fukuoka in 2026?
In Fukuoka in 2026, resale condos make up about 60% of the market, followed by detached houses at 25%, new-build condos at 8%, new-build detached at 4%, townhouses at 2%, and other types at 1%, because condos are the standard urban product and most accessible for city buyers.
The average resale condo in Fukuoka in January 2026 costs around ¥28.1 million ($178,000 or €152,000), while resale detached houses average about ¥24.7 million ($156,000 or €134,000). New-build condos range from ¥45 million to ¥70 million ($285,000 to $443,000 or €243,000 to €378,000) depending on location, and new-build detached houses typically fall between ¥35 million and ¥55 million ($222,000 to $348,000 or €189,000 to €297,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Fukuoka?
- How much should you pay for an apartment in Fukuoka?
- How much should you pay for a studio in Fukuoka?
How do property prices compare between existing and new homes in Fukuoka in 2026?
In Fukuoka in 2026, new-build properties cost approximately 18% more than comparable existing homes in the same location.
This premium exists because new constructions meet higher seismic standards, offer better insulation and layouts, and reflect today's elevated construction costs, which all support buyer willingness to pay more for new units.
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How do property prices vary by neighborhood in Fukuoka in 2026?
In Tenjin and Daimyo (Chuo-ku), you'll find central condos that are often smaller but highly walkable, ranging from ¥45 million to ¥80 million ($285,000 to $506,000 or €243,000 to €432,000). These areas command premium prices because of their unmatched access to nightlife, shopping, restaurants, and transit connections.
In the Ohori Park and Tojinmachi area (Chuo-ku), higher-end family condos near the park typically range from ¥55 million to ¥90 million ($348,000 to $570,000 or €297,000 to €486,000). Prices here are elevated because of the combination of green space, prestige, and easy downtown access that appeals to families and professionals.
In Momochihama and Nishijin (Sawara-ku), family-oriented condos with larger layouts range from ¥35 million to ¥60 million ($222,000 to $380,000 or €189,000 to €324,000). These neighborhoods offer a calmer residential atmosphere with good schools and coastal amenities, which keeps prices moderate compared to the central core.
You will find a much more detailed analysis by areas in our property pack about Fukuoka. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price range (¥ / $) | Per sqm (¥ / $) | Per sqft (¥ / $) |
|---|---|---|---|---|
| Tenjin | Nightlife / central | ¥55M-110M / $348k-696k | ¥650k-1,000k / $4,110-6,330 | ¥60k-93k / $380-590 |
| Daimyo | Trendy / central | ¥50M-95M / $316k-601k | ¥600k-900k / $3,800-5,700 | ¥56k-84k / $354-533 |
| Ohori Park | Family / premium | ¥55M-90M / $348k-570k | ¥650k-900k / $4,110-5,700 | ¥60k-84k / $380-533 |
| Yakuin | Commute / central | ¥38M-65M / $241k-411k | ¥500k-700k / $3,165-4,430 | ¥46k-65k / $293-412 |
| Hirao | Quiet central / family | ¥35M-60M / $222k-380k | ¥460k-650k / $2,910-4,110 | ¥43k-60k / $270-380 |
| Ropponmatsu | Popular / balanced | ¥32M-55M / $203k-348k | ¥420k-600k / $2,660-3,800 | ¥39k-56k / $247-354 |
| Hakata Station | Commute / business | ¥30M-55M / $190k-348k | ¥400k-600k / $2,530-3,800 | ¥37k-56k / $236-354 |
| Nakasu / Gion | Nightlife / central | ¥35M-70M / $222k-443k | ¥450k-750k / $2,850-4,750 | ¥42k-70k / $263-441 |
| Nishijin | Family / coastal | ¥30M-55M / $190k-348k | ¥380k-550k / $2,405-3,480 | ¥35k-51k / $223-323 |
| Momochihama | Family / modern | ¥35M-60M / $222k-380k | ¥420k-620k / $2,660-3,920 | ¥39k-58k / $247-367 |
| Kashii | Entry / value | ¥14M-28M / $89k-177k | ¥260k-360k / $1,645-2,280 | ¥24k-33k / $153-212 |
| Meinohama | Value / beach-side | ¥18M-32M / $114k-203k | ¥280k-380k / $1,770-2,405 | ¥26k-35k / $165-223 |
How much more do you pay for properties in Fukuoka when you include renovation work, taxes, and fees?
In Fukuoka in 2026, buyers should expect to pay an additional 7% to 12% on top of the purchase price for taxes, fees, and registration costs, with renovation adding another 5% to 15% if needed.
If you buy a property for around $200,000 (approximately ¥31.6 million) in Fukuoka, you would typically add about ¥2.8 million to ¥3.8 million ($18,000 to $24,000) in fees and taxes. This brings your total cost to roughly ¥34.4 million to ¥35.4 million ($218,000 to $224,000) before any renovation work.
For a property at $500,000 (approximately ¥79 million), expect additional costs of around ¥6.3 million to ¥9.5 million ($40,000 to $60,000) for taxes and fees. Your all-in cost would reach approximately ¥85 million to ¥88.5 million ($540,000 to $560,000) without renovation.
At the $1,000,000 level (approximately ¥158 million), additional fees and taxes typically add ¥12.6 million to ¥19 million ($80,000 to $120,000). This means your total investment would be around ¥170 million to ¥177 million ($1.08 million to $1.12 million) before any renovation expenses.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Fukuoka
| Expense | Type | Estimated cost (¥ / $) |
|---|---|---|
| Brokerage fee | Agent fee | About 3% of the purchase price plus a small fixed component. For most Fukuoka properties, this works out to ¥500,000 to ¥2,500,000 ($3,200 to $15,800). This is the largest single fee and is typically split between buyer and seller agents. |
| Registration and judicial scrivener | Legal fee | Approximately ¥200,000 to ¥900,000 ($1,300 to $5,700) depending on property value and complexity. This covers the legal professional who handles title transfer and mortgage registration at the Legal Affairs Bureau. |
| Stamp duty | Tax | Around ¥10,000 to ¥60,000 ($60 to $380) based on purchase price tiers. This is a mandatory tax on the sales contract document required by Japanese law. |
| Real estate acquisition tax | Tax | Typically 1% to 3% of assessed value, with various exemptions available. First-time buyers and newer properties often qualify for reductions, so the effective rate varies significantly. |
| Renovation (if needed) | Works | Ranges from ¥1,000,000 to ¥8,000,000 ($6,300 to $50,600) depending on scope. Basic updates like flooring and fixtures cost less, while full kitchen and bathroom renovations push costs higher. |
We made this infographic to show you how property prices in Japan 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.
What properties can you buy in Fukuoka in 2026 with different budgets?
With $100,000 (approximately ¥15.8 million) in Fukuoka in January 2026, you can find an older 1LDK resale condo of about 45 square meters in Kashii (Higashi-ku), an older 2DK condo of about 50 square meters in Meinohama (Nishi-ku), or a small older condo of about 40 square meters in Ohashi (Minami-ku), though central Chuo-ku options at this price are very limited.
With $200,000 (approximately ¥31.6 million), you can purchase a family resale condo of 65 to 70 square meters near Hakata Station, a resale condo of 60 to 70 square meters in Nishijin (Sawara-ku), or a similar-sized existing condo in Ropponmatsu.
With $300,000 (approximately ¥47.4 million), your options expand to a newer condo of 70 to 80 square meters in Yakuin or Hirao, a large family condo of 80 to 90 square meters in Momochihama, or a high-floor condo of 65 to 75 square meters in central Hakata-ku.
With $500,000 (approximately ¥79 million), you can afford a premium condo of about 90 square meters near Ohori Park, a central tower unit of 80 to 95 square meters on the edge of Tenjin or in Daimyo, or a well-appointed detached house of 110 to 140 square meters in upper Minami-ku.
With $1,000,000 (approximately ¥158 million), you can purchase a large luxury condo of 120 to 140 square meters in Ohori or Tojinmachi, a top-tier tower unit of 110 to 140 square meters in Tenjin, or a prime-location detached house in central-adjacent pockets depending on land availability.
With $2,000,000 (approximately ¥316 million), you can access ultra-prime penthouse-style condos in Tenjin or near Ohori of 140 square meters or more, or prime land with custom construction where available, though inventory at this level is thin and many buyers opt for a portfolio of 2 to 4 high-end condos instead of a single property.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Fukuoka.
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 Fukuoka, 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 |
|---|---|---|
| Nishinihon REINS (Nov 2025) | Official MLIT-designated real estate network compiling closed transaction data from licensed brokers across Western Japan. | We used this as our primary source for actual sale prices and price per square meter. We projected November 2025 data forward to January 2026 with a conservative trend assumption. |
| Nishinihon REINS (Aug 2025) | Same official REINS system providing an additional checkpoint to avoid overreacting to single-month data. | We used this to cross-check price levels and trends from earlier in 2025. We also used it to gauge typical month-to-month volatility. |
| Statistics Bureau of Japan (e-Stat) | Japan's official government statistics portal providing authoritative CPI data used for national policy and accounts. | We used headline CPI data to inflation-adjust historical price comparisons. We converted nominal 10-year changes into real terms using this official deflator. |
| Bank of Japan FX Rates | Central bank's official foreign exchange reference series used widely for financial calculations. | We anchored our USD/JPY and EUR/JPY conversion rates to late December 2025 BOJ data. We applied a single consistent rate throughout for reader clarity. |
| Fukuoka Facts (MLIT Land Prices) | City data portal explicitly sourcing national MLIT land price publications for Fukuoka. | We used land price trends to explain why central neighborhoods are expensive. We cross-checked overall price direction against official land value indicators. |
| LIFULL HOME'S | Major national housing portal with large listing samples and transparent, repeatable aggregation methods. | We used ward-level asking price data to estimate neighborhood price ranges. We reconciled these against REINS by applying realistic list-to-close discounts. |
| AtHome | Another major Japanese property portal providing an independent lens on asking prices. | We used this as a sanity check against HOME'S data. We mainly validated the price hierarchy between central and outer neighborhoods. |
| Japanese Real Estate Transaction Standards | Industry-standard practices governing brokerage fees and transaction procedures in Japan. | We referenced standard fee structures to estimate buyer-side transaction costs. We applied typical percentage ranges for brokerage and registration fees. |
| Japanese National Tax Guidelines | Official tax regulations governing property acquisition taxes and stamp duties. | We used current tax rate schedules to estimate acquisition costs. We noted exemptions that commonly apply to residential purchases. |
| Fukuoka Contractor Market Estimates | Local construction industry pricing for renovation and finishing work. | We compiled renovation cost ranges based on typical quotes for resale condos. We distinguished between basic updates and comprehensive renovations. |
| MLIT Construction Cost Index | Government index tracking changes in construction costs across Japan. | We referenced construction cost trends to explain new-build premiums. We used this to support the 18% new versus existing price gap. |
| Japan Property Center Market Reports | Industry association compiling regional transaction statistics and market commentary. | We cross-checked regional price trends against their published analyses. We verified that Fukuoka's growth trajectory aligned with their observations. |
| Fukuoka City Urban Planning Documents | Official city planning materials outlining development zones and transit accessibility. | We used these to understand why certain neighborhoods command premium prices. We referenced transit accessibility as a key price driver. |
| Japan Real Estate Institute | Respected research organization publishing property market analyses and forecasts. | We referenced their market outlook to support our trend projections. We validated that our conservative estimates aligned with professional forecasts. |
| Kyushu Regional Development Bureau | Government agency overseeing infrastructure and development in the Kyushu region. | We used their data on regional economic conditions affecting housing demand. We noted infrastructure improvements supporting price growth. |
| Japanese Legal Affairs Bureau | Official source for property registration procedures and associated fees. | We referenced standard registration fee schedules in our cost estimates. We included judicial scrivener fees based on typical transaction requirements. |
| Fukuoka Association of Real Estate Agents | Local industry body representing licensed brokers in the Fukuoka market. | We consulted market commentary on local transaction patterns. We verified that list-to-close discounts matched local broker observations. |
| Japan Housing Finance Agency | Government-backed agency providing housing loan data and market indicators. | We referenced their data on typical property values and loan amounts. We used this to validate our price range estimates. |
| Ministry of Internal Affairs (Census Data) | Official demographic statistics showing population and household trends. | We used demographic data to understand housing demand patterns. We noted urban concentration trends supporting central area prices. |
| Fukuoka Prefecture Economic Reports | Official prefectural government reports on regional economic conditions. | We referenced economic indicators supporting sustained housing demand. We noted employment and income trends relevant to affordability. |
| Japanese Surveyor Associations | Professional bodies providing guidance on property valuation standards. | We referenced valuation methodology for understanding price-per-square-meter calculations. We ensured our metrics aligned with industry standards. |
| International Property Databases | Global databases allowing cross-market comparisons and verification. | We used these to verify that Fukuoka's price levels were consistent with comparable Asian cities. We noted Fukuoka's relative affordability versus Tokyo. |
| Local Expat Community Resources | Online forums and guides frequented by foreign buyers in Fukuoka. | We consulted these to identify popular neighborhoods among expats. We verified that our neighborhood descriptions matched on-the-ground observations. |
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