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Fukuoka's real estate market is experiencing rapid growth, with average house prices rising 21.8% in the past year alone.
As of June 2025, the average price for a new condominium in central Fukuoka ranges from ¥56 million to ¥80 million, while suburban detached houses typically cost between ¥40 million and ¥60 million. Property prices vary significantly by location, with luxury areas like Momochi and Ohori Park commanding ¥700,000 to ¥800,000 per square meter, while affordable neighborhoods like Hakozaki and Higashi offer properties at ¥300,000 to ¥500,000 per square meter.
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Fukuoka's property market offers diverse options across multiple price ranges, from affordable apartments in Hakozaki starting at ¥20 million to luxury penthouses in Chuo exceeding ¥150 million.
The city has outperformed other regional Japanese cities with a 40-80% price increase over the past five years, driven by strong population growth, infrastructure development, and limited supply in central areas.
| Property Type | Central Area Price | Suburban Price | Average Size |
|---|---|---|---|
| New Condominium | ¥56-80 million | ¥40-60 million | 70-80 sqm |
| Detached House | ¥60-100 million | ¥30-55 million | 100-150 sqm |
| Older Apartment | ¥30-50 million | ¥20-35 million | 50-70 sqm |
| Luxury Property | ¥100-150+ million | ¥80-120 million | 100-150 sqm |
| Investment Building | ¥200-500 million | ¥150-300 million | 300-500 sqm |
What kinds of homes can you buy in Fukuoka?
Fukuoka offers five main types of residential properties, each suited to different budgets and lifestyle needs.
Condominiums, locally called "mansions," are the most popular choice in central Fukuoka. These individually owned units in multi-story buildings range from compact studios perfect for singles to spacious 3-4 bedroom luxury units. New condominiums in prime locations like Chuo Ward typically cost between ¥56 million and ¥80 million for a 70-80 square meter unit.
Rental apartments dominate the market for those seeking flexibility. These units, found in both older low-rise buildings and modern mid-rise complexes, attract students, young professionals, and newcomers to the city. While primarily rental properties, some older apartments are available for purchase at attractive prices, especially in neighborhoods like Hakozaki and Higashi.
Detached houses offer the most space and privacy, with properties featuring private gardens and parking. In central Fukuoka, these standalone homes command premium prices of ¥60 million to ¥100 million, while suburban areas offer more affordable options starting from ¥30 million. Families particularly favor these properties in areas like Minami and Nishi wards.
For serious investors, entire apartment buildings and mixed-use properties present opportunities for substantial rental income. It's something we develop in our Japan property pack. Land parcels for custom development are also available, particularly in emerging suburban areas where prices start from ¥100,000 per square meter.
Which Fukuoka neighborhoods offer the best value?
Fukuoka's neighborhoods divide clearly into luxury, up-and-coming, affordable, and suburban categories, each offering distinct advantages.
The luxury districts of Maizuru, Momochi, Ohori Park, and central Chuo command the highest prices at ¥700,000 to ¥800,000 per square meter. These prestigious areas offer high-end condominiums and townhouses with excellent liquidity, making them ideal for buyers seeking stability and long-term value retention. Properties here typically start at ¥80 million and can exceed ¥150 million for premium units.
Up-and-coming neighborhoods like Yakuin, Takamiya, Nishijin, and Hirao present the most exciting investment opportunities in June 2025. With prices ranging from ¥550,000 to ¥650,000 per square meter, these gentrifying areas attract young professionals and families. Modern apartments and mixed-use developments dominate these districts, offering strong appreciation potential.
Budget-conscious buyers find excellent value in Hakozaki, Higashi, Sawara, and Jonan wards. At ¥300,000 to ¥500,000 per square meter, these family-friendly neighborhoods offer older apartments and detached homes perfect for renovation projects. Strong student demand and improving infrastructure make these areas increasingly attractive.
Suburban areas including Minami, Nishi, Kasuga, and Onojo provide the most space for money, with prices between ¥250,000 and ¥400,000 per square meter. These districts appeal to families prioritizing larger homes, good schools, and quieter environments, though commute times to central Fukuoka are longer.
How much does property cost in each Fukuoka district?
Property prices in Fukuoka vary dramatically between districts, reflecting differences in location, infrastructure, and development status.
Central Chuo Ward leads the market with typical condominiums priced between ¥60 million and ¥80 million. The price per tsubo (3.3 square meters) averages ¥4.41 million, translating to approximately ¥1.34 million per square meter. This premium reflects the district's central location, excellent transport links, and concentration of business and entertainment facilities.
Luxury areas like Momochi and Ohori Park command even higher prices, with properties ranging from ¥80 million to over ¥150 million. These exclusive neighborhoods offer waterfront views, proximity to parks, and high-end shopping, justifying their ¥700,000 per square meter average price.
Mid-range districts including Yakuin, Takamiya, and Nishijin offer better value at ¥40 million to ¥65 million per property. With prices around ¥550,000 to ¥650,000 per square meter, these areas balance accessibility with affordability, making them popular among first-time buyers and investors.
Affordable options abound in Hakozaki, Higashi, and Sawara, where older houses and apartments sell for ¥20 million to ¥35 million. At ¥300,000 to ¥500,000 per square meter, these districts offer exceptional value for budget-conscious buyers willing to renovate or accept longer commutes.
What are the price differences between property types?
Understanding price variations between property types helps buyers make informed decisions based on their budget and needs.
| Property Type | Central Area (¥/sqm) | Suburban Area (¥/sqm) | Price Range |
|---|---|---|---|
| New Condominium | 700,000-1,340,000 | 400,000-600,000 | ¥40-80 million |
| Older Apartment | 300,000-500,000 | 200,000-350,000 | ¥20-50 million |
| Detached House | 300,000-600,000 | 100,000-300,000 | ¥30-100 million |
| Land Only | 300,000-600,000 | 100,000-300,000 | ¥10-50 million |
| Luxury Property | 800,000-1,500,000 | 500,000-800,000 | ¥80-200 million |
New apartments in central Fukuoka average ¥56 million for a typical 70-80 square meter unit, representing approximately ¥700,000 to ¥800,000 per square meter as of June 2025. These modern properties offer the latest amenities and earthquake-resistant construction, justifying their premium pricing.
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How have Fukuoka property prices changed recently?
Fukuoka's real estate market has experienced remarkable growth, outpacing most other Japanese cities.
Over the past year (2024-2025), average home prices in Fukuoka City jumped by ¥14 million, representing a stunning 21.8% increase. Central Chuo Ward led this surge with a 45% spike in price per tsubo, driven by limited supply and intense competition among buyers. This rapid appreciation reflects Fukuoka's growing appeal as a business hub and lifestyle destination.
The five-year perspective (2020-2025) reveals even more dramatic changes. Prime districts have seen prices multiply by 1.5 to 1.8 times their 2020 levels. Even traditionally affordable areas like Higashi Ward recorded approximately 40% growth over this period. This sustained appreciation stems from rising construction costs, increasing land values, and strong migration to Fukuoka from other parts of Japan.
Several factors drive these price increases. Construction material costs have surged globally, while local labor shortages push wages higher. Simultaneously, Fukuoka's population continues growing as young professionals and families relocate from Tokyo and other expensive cities, seeking better quality of life.
The market shows no signs of dramatic cooling, though the pace of increases may moderate. Limited new construction in central areas ensures continued supply constraints, while ongoing infrastructure improvements and business investments support sustained demand.
What will Fukuoka property prices do in the future?
Property price forecasts for Fukuoka remain optimistic across short, medium, and long-term horizons.
For the immediate future (2025-2026), experts predict continued growth of 2-3% annually in Fukuoka's residential market. While this represents a slowdown from the explosive 21.8% increase seen in the past year, it indicates healthy, sustainable appreciation. Central districts will likely outperform this average, while suburban areas may see more modest gains.
The five-year outlook (2025-2030) suggests steady appreciation with Fukuoka continuing to outpace Japan's national average. Industry analysts expect a "soft landing" as supply gradually increases to meet demand. Infrastructure projects, including subway line extensions and urban redevelopment initiatives, will support prices in affected areas. We analyze these trends extensively in our Japan property pack.
Long-term projections (2025-2035) position Fukuoka as one of Japan's strongest regional performers. The city's strategic location as a gateway to Asia, combined with its business-friendly environment and high livability rankings, ensures continued population growth. Unlike many Japanese cities facing demographic decline, Fukuoka attracts young workers and international residents.
Key drivers supporting these forecasts include ongoing corporate relocations to Fukuoka, government startup support programs, and major infrastructure investments. The planned Tenjin Big Bang redevelopment project alone will transform the city center, creating new demand for residential properties.
What are all the costs when buying property in Fukuoka?
Purchasing property in Fukuoka involves substantial additional costs beyond the advertised price.
Total transaction costs typically range from 8% to 12% of the property price, making a ¥50 million property actually cost ¥54-56 million. These expenses include various taxes, professional fees, and administrative charges that buyers must budget for when planning their purchase.
| Cost Type | Amount/Rate | When Paid | Notes |
|---|---|---|---|
| Stamp Duty | ¥10,000+ | At contract | Varies by property price |
| Registration Tax (Land) | 1.5% | At registration | Based on assessed value |
| Registration Tax (Building) | 2% | At registration | Based on assessed value |
| Judicial Scrivener | ¥100,000-150,000 | At closing | Handles legal documentation |
| Agent Commission | 3% + ¥60,000 + tax | At closing | Maximum legal rate |
| Acquisition Tax (Land) | 1.5% | 6 months later | Reduced rate for residential |
| Acquisition Tax (Building) | 3% | 6 months later | Discounts available |
Additional costs include bank fees for mortgages, property insurance, and building inspection fees. Foreign buyers may face higher banking charges and require specialized legal assistance, adding ¥200,000-500,000 to their costs.
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.
Can foreigners get mortgages for Fukuoka properties?
Securing a mortgage as a non-resident in Japan presents challenges but remains possible with proper preparation.
Most major Japanese banks require permanent residency for standard mortgage products. However, several banks offer special programs for foreign nationals, typically requiring larger down payments of 30-50% compared to the standard 20% for residents. Applicants must demonstrate stable income in Japan for at least 2-3 years through tax returns and employment contracts.
Typical mortgage terms for eligible foreigners include loan-to-value ratios up to 70-80% (lower than for permanent residents), maximum borrowing of 7-8 times annual income, and mandatory repayment completion by age 65-70. Interest rates range from 0.5% to 2.5% for residents but tend higher for non-residents based on perceived risk.
Having a Japanese spouse significantly improves mortgage prospects, as does maintaining accounts with international banks operating in Japan. Some buyers succeed by using lenders from their home countries with Japanese branches, leveraging existing relationships and credit histories.
Alternative financing options include seller financing for some properties, partnering with Japanese investors, or purchasing through a Japanese corporation. Each approach has tax and legal implications requiring professional advice.
What do actual Fukuoka properties cost right now?
Real market examples from June 2025 illustrate the range of options available to buyers.
Central condominiums in prime locations like Chuo and Momochi typically list between ¥56 million and ¥80 million for new 70-80 square meter units. A recent sale in Ohori Park area closed at ¥75 million for a 78 square meter apartment with park views, representing ¥961,000 per square meter. These properties offer modern amenities, earthquake-resistant construction, and excellent rental potential.
Suburban detached houses provide more space at lower prices. A new 120 square meter house in Minami Ward recently sold for ¥48 million, including a small garden and parking for two cars. Similar properties in Nishi and Onojo range from ¥40 million to ¥60 million depending on exact location and specifications.
Budget options exist in older buildings requiring renovation. A 65 square meter apartment in Hakozaki listed at ¥23 million sold within weeks to an investor planning upgrades. Post-renovation, similar units in the building rent for ¥120,000 monthly, yielding approximately 6% gross returns.
Luxury properties command premium prices. A 135 square meter penthouse in central Fukuoka recently listed at ¥145 million, featuring panoramic city views and high-end finishes. Such properties appeal to executives and wealthy retirees seeking prestige locations.
Where should you buy for living or investment?
Choosing the right property depends on whether you prioritize personal use, rental income, or future resale value.
For personal residence, Chuo, Yakuin, and Ohori Park offer unmatched urban convenience with walking access to offices, shopping, and entertainment. Families requiring more space find excellent value in Minami or Nishi wards, where larger homes come with gardens and proximity to good schools. These suburban areas also offer stronger community feelings and lower living costs.
Long-term rental investments perform best in high-demand areas like Chuo, Hakata, and Yakuin. These central locations maintain occupancy rates above 95% with gross yields of 4-6%. Properties near major employers, universities, and transport hubs attract stable tenants willing to pay premium rents. Detailed market analysis features prominently in our Japan property pack.
Short-term rental opportunities exist primarily in Hakozaki (strong student demand) and central business districts attracting business travelers. However, operators must carefully check local regulations, as some buildings prohibit short-term rentals. Monthly furnished rentals often provide better returns with less regulatory risk.
Resale potential favors up-and-coming areas like Yakuin, Takamiya, and Nishijin where ongoing gentrification drives appreciation. Luxury properties in established areas like Momochi hold value well but offer limited upside. First-time buyers often find the best balance of affordability and growth potential in these transitioning neighborhoods.
How does Fukuoka compare to similar Japanese cities?
Fukuoka stands out among Japan's regional cities for its exceptional growth and investment potential.
| City | Avg Price/sqm (2025) | 5-Year Growth | Rental Yield | Market Characteristics |
|---|---|---|---|---|
| Fukuoka | ¥700,000-1,340,000 | 40-80% | 5-6% | Strongest regional growth |
| Sapporo | ¥600,000 | 30-60% | 5-6% | Rising fast, winter tourism |
| Hiroshima | ¥500,000-700,000 | 20-40% | 4-5% | Stable, less volatile |
| Kyoto | ¥800,000-1,200,000 | 30-50% | 3-4% | Premium prices, tourism-driven |
| Nagoya | ¥600,000-900,000 | 25-45% | 4-5% | Industrial base, steady |
Fukuoka's 40-80% price growth over five years dramatically outpaces competitors. This performance reflects the city's unique advantages: proximity to Asia, startup ecosystem, and lifestyle appeal. While Kyoto commands higher absolute prices due to tourism and cultural significance, Fukuoka offers superior yields and growth potential, making it more attractive for investors seeking returns.
Which Fukuoka areas offer the best investment potential?
Strategic property investment in Fukuoka requires understanding current market dynamics and future development plans.
Up-and-coming neighborhoods like Yakuin, Takamiya, and Nishijin represent the sweet spot for investors in mid-2025. These areas benefit from ongoing gentrification, improving infrastructure, and changing demographics as young professionals discover their appeal. Properties here typically appreciate faster than established luxury districts while offering better yields than purely residential suburbs.
For stable, long-term investments, central Chuo, Momochi, and Ohori Park remain unbeatable. While entry costs are high, these prestigious locations ensure consistent demand, excellent liquidity, and steady appreciation. Investors prioritizing capital preservation over aggressive growth find these areas ideal.
Value investors should explore Hakozaki and Higashi wards where older properties offer renovation opportunities. With prices 40-60% below premium areas, these neighborhoods provide high rental yields exceeding 6% gross. Strong student populations and improving transport links support steady rental demand.
Infrastructure developments significantly impact investment potential. New subway line extensions, the Tenjin Big Bang redevelopment, and waterfront regeneration projects create opportunities in affected areas. Properties within walking distance of new stations typically see 15-25% price increases upon line opening. Savvy investors position themselves ahead of these improvements, accepting short-term inconvenience for long-term gains.
Conclusion
Fukuoka's property market in June 2025 offers exceptional opportunities across all price ranges and investment strategies. With average prices ranging from ¥20 million in affordable neighborhoods to over ¥150 million in luxury districts, buyers can find properties matching their budgets and goals. The market's 21.8% annual growth demonstrates strong fundamentals supported by population increase, infrastructure investment, and economic development.
Whether seeking a home, rental investment, or development opportunity, Fukuoka provides options unavailable in other Japanese cities. The combination of reasonable entry prices, strong rental yields of 5-6%, and continued appreciation potential makes Fukuoka particularly attractive compared to more expensive markets like Tokyo or Kyoto. Smart buyers focusing on up-and-coming areas or properties near future infrastructure can maximize returns while contributing to the city's dynamic growth story.
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.
As we reach mid-2025, Fukuoka continues attracting domestic and international buyers seeking value and growth potential in Japan's property market.
Understanding local market dynamics, neighborhood characteristics, and future development plans enables buyers to make informed decisions aligned with their investment objectives and lifestyle preferences.
Sources
- Yes Fudousan - Fukuoka Real Estate Guide
- BambooRoutes - Fukuoka Property Analysis
- Fukuoka Real Estate Association - Property Types
- E-Housing - Japanese House Prices
- BambooRoutes - Fukuoka Area Guide
- IB News - Fukuoka Price Trends 2025
- BambooRoutes - Japan Apartment Prices
- Fukuoka Leap Up - Market Analysis
- BambooRoutes - Average House Prices Japan
- BambooRoutes - Japan Price Forecasts