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
Fukuoka's property market has experienced explosive growth in 2025, with prices surging 40% year-over-year.
As of September 2025, the average price per square meter in central Fukuoka ranges from ¥700,000 to ¥800,000 for new condos, making it one of Japan's fastest-growing real estate markets while remaining more affordable than Tokyo or Osaka.
If you want to go deeper, you can check our pack of documents related to the real estate market in Japan, based on reliable facts and data, not opinions or rumors.
Central Fukuoka property prices currently range from ¥700,000-¥800,000 per square meter for new condos, with total purchase costs reaching ¥56-61.5 million for a standard 2BR apartment including transaction fees.
The city offers strong rental yields of 4.5-5.8% in central areas, low mortgage rates of 0.6-1.3%, and continued growth prospects despite recent price surges that have doubled land values since 2015.
| Area Type | Price per Square Meter | Best For |
|---|---|---|
| Central (Chuo-ku, Momochi) | ¥700,000-¥800,000 | Luxury living, investment |
| Up-and-coming (Yakuin, Takamiya) | ¥550,000-¥650,000 | Young professionals, families |
| Budget areas (Hakozaki, Sawara) | ¥250,000-¥500,000 | Students, renovation projects |
| Prime land (central) | ¥300,000-¥600,000 | Detached house construction |
| Suburban land | Under ¥100,000 | Large family homes |
| Used apartments | ¥300,000-¥500,000 | Budget-conscious buyers |
| New detached houses | ¥400,000-¥600,000 + land | Families seeking space |
What's the current average price per square meter in Fukuoka?
As of September 2025, the average price per square meter in central Fukuoka ranges from ¥700,000 to ¥800,000 for new condos.
Prime central districts including Chuo-ku, Momochi, Maizuru, and areas around Ohori Park command the highest prices within this range. These luxury properties often exceed ¥800,000 per square meter for premium locations and high-end finishes.
Land prices in central Fukuoka vary more broadly, typically ranging from ¥300,000 to ¥600,000 per square meter depending on the specific location and zoning. Areas closer to major train stations and business districts command premium prices within this range.
In contrast, distant suburban areas see land prices drop significantly to below ¥100,000 per square meter, making them attractive for buyers seeking larger properties or development opportunities.
It's something we develop in our Japan property pack.
How do prices differ by property type like condos, houses, or land?
New condos in central Fukuoka average around ¥56 million total purchase price, translating to ¥700,000-¥800,000 per square meter for luxury properties.
Detached houses vary significantly based on location, with central properties ranging from ¥40-60 million total, plus additional land costs of ¥300,000-¥600,000 per square meter for the plot.
Used apartments offer more affordable entry points, typically priced between ¥23-38 million total, which generally works out to ¥300,000-¥500,000 per square meter depending on age and condition.
Raw land prices show the biggest variation by location. Prime central land commands ¥300,000-¥600,000 per square meter, while outer suburban plots can be purchased for less than ¥100,000 per square meter.
Studios and compact condos target the lower end of these price ranges, while larger 2-4 bedroom family homes command premium prices within each category.
Which neighborhoods are most expensive, up-and-coming, and budget-friendly?
| Neighborhood Category | Areas | Price Range (¥/sqm) |
|---|---|---|
| Most Expensive | Chuo Ward (Ohori Park, Maizuru, Momochi), Central Hakata | ¥700,000-¥1,547,000 |
| Up-and-Coming | Yakuin, Takamiya, Nishijin, Hirao | ¥550,000-¥650,000 |
| Budget-Friendly | Hakozaki, Higashi, Sawara, Jonan, Western, Minami | ¥250,000-¥500,000 |
| Luxury Central | Prime Momochi waterfront, Maizuru business district | ¥800,000+ |
| Student Areas | Near universities in Higashi and Sawara | ¥250,000-¥400,000 |
| Family Suburbs | Outer Minami, Western districts | ¥300,000-¥450,000 |
| Investment Hotspots | Nishijin, Hirao (gentrifying areas) | ¥550,000-¥600,000 |
How do prices vary by property size from studios to family homes?
Studios and 1-bedroom apartments offer the most affordable entry point, with total prices typically ranging from ¥20-30 million in up-and-coming and budget districts.
Mid-range 2-3 bedroom apartments represent the sweet spot for many buyers, with typical prices of ¥35-55 million in central and up-and-coming districts.
Large family houses, particularly detached properties in prime central locations, can exceed ¥80-120 million, though suburban options for new houses start at around ¥40 million.
Larger plots in suburban areas provide better value per square meter, making them attractive for families who prioritize space over location convenience.
The size premium is most pronounced in central areas, where every additional square meter commands top dollar due to land scarcity.
Don't lose money on your property in Fukuoka
100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.
What's the typical total purchase cost including fees and taxes?
Total purchase costs in Fukuoka typically add 7-10% on top of the property's listed price due to various fees and taxes.
- Agent fees usually amount to 3% of the purchase price plus ¥60,000
- Acquisition and registration taxes range from 3-4% of the property price, varying by property type and age
- Stamp duty and legal fees add another ¥20,000-¥100,000+ depending on transaction complexity
- Additional costs including inspections, insurance, and miscellaneous fees contribute another 1-3% overall
- Foreign buyers may face additional documentation and translation costs
What would an example purchase look like for a central area property?
A standard new 2-bedroom condo in Chuo-ku would cost approximately ¥56 million for a 70 square meter unit at ¥800,000 per square meter.
After adding transaction costs of 7-10%, the total investment would reach ¥60-61.5 million for this central property.
A used apartment or older condo in the same area might cost ¥30 million for a 45-50 square meter unit at ¥600,000 per square meter, with total costs reaching approximately ¥32 million after fees.
These examples represent typical market conditions for well-located properties in Fukuoka's most desirable central districts.
It's something we develop in our Japan property pack.
How affordable is property financing in Fukuoka with current rates?
Japanese mortgage rates remain exceptionally low as of September 2025, ranging from 0.6-1.3% for borrowers with strong credit profiles.
Typical loan requirements include a 10-20% down payment and proof of steady income, with foreign buyers needing to demonstrate local employment or residency status.
With such low interest rates, monthly mortgage payments on a ¥50 million loan can actually be more affordable than equivalent rental costs, making ownership attractive for those planning to stay 5+ years.
The low-rate environment has contributed significantly to the recent price appreciation, as buyers can afford higher purchase prices with manageable monthly payments.
Banks typically offer terms up to 35 years, further reducing monthly payment burdens for qualified borrowers.
What are the best options for living versus rental investment strategies?
Buy-to-live strategies work best in established central neighborhoods or up-and-coming areas with strong infrastructure and growing amenities.
Short-term rental investments perform well in central Fukuoka near landmarks and business districts, though strict local regulations must be carefully followed.
Long-term rental properties show steady demand, particularly for 1-2 bedroom condos, with net yields ranging from 4.5-5.8% in central areas.
Buy-to-sell strategies currently carry higher risk in the luxury high-rise segment due to potential oversupply, but show promise in gentrifying neighborhoods with development potential.
The choice depends heavily on your timeline, risk tolerance, and whether you prioritize cash flow, appreciation, or personal use of the property.
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 are the smartest choices for investors and homebuyers today?
Investors should focus on modern apartments in up-and-coming areas like Yakuin and Takamiya for appreciation potential, or suburban family homes for stable rental yields.
Homebuyers seeking value should consider areas like Minami or Nishi for larger homes, while those prioritizing liquidity and long-term value should focus on central condos.
Given the 40% price surge in 2025, careful timing and location selection have become more critical than ever for achieving good returns.
Avoiding oversupplied luxury segments while targeting undersupplied mid-market properties offers the best risk-adjusted returns in the current environment.
Both investor and homebuyer strategies should account for Fukuoka's continued population growth and economic development momentum.
How have prices changed over the past five years and one year?
Fukuoka has experienced explosive price growth, with property values surging 40% in 2025 compared to the previous year.
Central district resale condo prices jumped 25-27% in the past year alone, while land prices increased 9-11%, significantly outpacing Tokyo's growth rates.
Over the past five years, land prices have doubled with an extraordinary 199% increase since 2015, making Fukuoka one of Japan's fastest-appreciating markets.
This dramatic appreciation reflects Fukuoka's emergence as a major business hub and its growing appeal to both domestic and international investors.
The pace of growth has raised some affordability concerns, though prices remain below Tokyo levels despite the rapid increases.
What's the forecast for Fukuoka property values over 1, 5, and 10 years?
Property price growth is expected to moderate to 1-3% annually over the next 1-3 years as affordability concerns mount and new construction increases supply.
The 5-10 year outlook remains positive for well-located properties, with continued sustainable growth expected in established and developing areas.
Key risks include potential oversupply in the high-end condo market and any slowdown in Fukuoka's population and economic growth momentum.
Areas with strong infrastructure development and proximity to employment centers are likely to outperform the broader market over the medium term.
It's something we develop in our Japan property pack.
How does Fukuoka compare to other major Japanese and international cities?
| City | New Condo Price/sqm | Land Value/sqm |
|---|---|---|
| Tokyo | ¥875,000-¥1,116,000 | ¥771,600-¥5,900,000 |
| Osaka | ¥875,000 | ¥265,000 |
| Sapporo | ¥51.5 million avg/unit | Lower than Fukuoka |
| Fukuoka | ¥700,000-¥800,000 | ¥300,000-¥600,000 |
| Seoul (comparison) | ¥650,000-¥950,000 | ¥400,000-¥800,000 |
| Taipei (comparison) | ¥580,000-¥780,000 | ¥350,000-¥650,000 |
| Sydney (comparison) | ¥920,000-¥1,200,000 | ¥800,000-¥2,500,000 |
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.
Fukuoka represents a compelling opportunity for both investors and homebuyers, offering rapid appreciation potential combined with strong rental yields and relatively affordable entry points compared to Tokyo.
However, the 40% price surge in 2025 requires careful consideration of timing and location, with the best opportunities now found in up-and-coming neighborhoods rather than luxury central properties that may face oversupply risks.