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As of September 2025, the average property price in Fukuoka ranges from ¥56-80 million for new central condos to ¥30-55 million for suburban detached houses. Fukuoka's property market has experienced remarkable growth, with prices increasing by 21.8% year-over-year and 40-80% over the past five years, making it one of Japan's strongest performing regional markets.
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Fukuoka's property market in 2025 offers diverse opportunities from ¥20 million affordable apartments to ¥150+ million luxury penthouses.
The city outperforms most Japanese markets with strong growth, attractive yields of 4.5-6%, and significantly lower prices than Tokyo or Osaka.
| Property Type | Central Fukuoka Price | Suburban Price | Price per sqm |
|---|---|---|---|
| New Condo (70-80m²) | ¥56-80 million | ¥40-60 million | ¥700,000-1,340,000 |
| Detached House (100-150m²) | ¥60-100 million | ¥30-55 million | ¥400,000-600,000 |
| Older Apartment (50-70m²) | ¥30-50 million | ¥20-35 million | ¥400,000-700,000 |
| Luxury Property (100-150m²) | ¥100-150+ million | ¥80-120 million | ¥800,000-1,500,000 |
| Investment Building (300-500m²) | ¥200-500 million | ¥150-300 million | ¥600,000-1,000,000 |
| Most Expensive Areas | Chuo, Momochi, Ohori Park | ¥700,000-1,500,000 | |
| Most Affordable Areas | Hakozaki, Higashi, Sawara, Jonan | ¥300,000-500,000 | |
What's the current average property price in Fukuoka?
As of September 2025, the average property price in Fukuoka varies significantly depending on location and property type.
New condominiums in central Fukuoka cost between ¥56-80 million for typical 70-80 square meter units. These properties are located in prime areas like Chuo, Momochi, and near Ohori Park, where prices can reach ¥1.34 million per square meter.
Detached houses show a wider price range, with central properties selling for ¥60-100 million while suburban homes cost ¥30-55 million for 100-150 square meter properties. The substantial price difference reflects the premium placed on central locations and proximity to business districts.
Older apartments offer more affordable entry points, ranging from ¥20-35 million in suburban areas to ¥30-50 million in central locations for 50-70 square meter units. These properties often present renovation opportunities for investors seeking higher yields.
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How do prices differ between apartments, houses, and luxury properties?
The Fukuoka property market shows clear price segmentation across different property types.
Standard apartments represent the most accessible segment, with older units in suburban areas starting at ¥20 million and central older apartments reaching ¥50 million. New condominiums command premium prices, particularly in central areas where they can exceed ¥80 million for well-located units.
Detached houses typically cost more than apartments of similar size due to land ownership and privacy benefits. Central detached houses range from ¥60-100 million, while suburban options offer better value at ¥30-55 million. These properties often include small gardens and parking spaces, adding to their appeal for families.
Luxury properties form the top tier, starting at ¥100 million and reaching ¥150+ million in prestigious areas like Momochi and Ohori Park. These high-end properties feature premium finishes, larger spaces of 100-150 square meters, and prime locations with exceptional amenities and views.
Investment buildings represent a separate category entirely, typically starting at ¥200 million for central locations and reaching ¥500 million for larger properties. These buildings offer multiple rental units and generate steady income streams for serious investors.
Which areas in Fukuoka are the most expensive, the most affordable, and the ones considered up-and-coming?
Fukuoka's property market shows distinct geographical price patterns based on location, amenities, and development status.
The most expensive areas include Chuo, Momochi, and Ohori Park, where prices range from ¥700,000 to ¥1,500,000 per square meter. These prestigious neighborhoods offer proximity to business districts, cultural attractions, and high-end amenities. Properties in these areas command premium prices due to their established reputation and limited supply.
The most affordable neighborhoods include Hakozaki, Higashi, Sawara, and Jonan, where prices typically range from ¥300,000 to ¥500,000 per square meter. These areas offer excellent value for first-time buyers and investors seeking higher rental yields, often exceeding 6% for well-maintained properties.
Up-and-coming areas like Yakuin, Takamiya, Nishijin, and Hirao represent the best of both worlds, with current prices between ¥550,000-650,000 per square meter and strong appreciation potential. These neighborhoods are experiencing gentrification with new amenities, improved infrastructure, and growing appeal among young professionals.
Suburban family areas such as Minami, Nishi, Kasuga, and Onojo offer spacious properties at ¥30-55 million, providing excellent value for families seeking larger homes, good schools, and community atmosphere while maintaining reasonable commute times to central Fukuoka.
What are some example purchase prices for typical properties across different neighborhoods?
Real transaction examples from June 2025 illustrate the current price levels across Fukuoka's diverse neighborhoods.
A central new condominium of 78 square meters near Ohori Park sold for ¥75 million, translating to ¥961,000 per square meter. This premium location offers park views, proximity to cultural attractions, and excellent transportation links, justifying the high price point.
A suburban detached house of 120 square meters in Minami ward changed hands for ¥48 million, providing significant space and privacy at ¥400,000 per square meter. This family-oriented property includes a small garden and parking space, making it attractive for long-term residents.
An older apartment of 65 square meters in Hakozaki sold for ¥23 million after renovation, generating approximately 6% rental yield. This example demonstrates the potential for value-add investments in affordable neighborhoods with good rental demand.
A luxury penthouse of 135 square meters in Chuo commanded ¥145 million, representing the top tier of Fukuoka's market. Such properties appeal to high-net-worth individuals seeking prestige, exceptional finishes, and prime urban locations.
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How much does price vary depending on the size or surface area of a property?
Property prices in Fukuoka show significant variation based on both total size and price per square meter across different market segments.
New condominiums in central areas command ¥700,000-1,340,000 per square meter, with the highest prices in premium locations like Momochi and Ohori Park reaching ¥1,500,000 per square meter. These properties typically range from 60-100 square meters, with larger units commanding premium pricing due to scarcity.
Up-and-coming neighborhoods like Yakuin and Takamiya show more moderate pricing at ¥550,000-650,000 per square meter, offering better value while maintaining growth potential. Properties in these areas often provide the best balance between current affordability and future appreciation.
Affordable and suburban areas price properties at ¥250,000-500,000 per square meter, making them accessible to first-time buyers and yield-focused investors. Larger properties in these areas can provide substantial living space or rental income potential at competitive prices.
Size premiums typically apply to properties above 100 square meters, where buyers pay extra for the luxury of space. Conversely, properties below 50 square meters often sell at higher per-square-meter rates due to their appeal to single professionals and investors seeking manageable investment amounts.
What additional costs should buyers expect, including fees, taxes, and registration costs?
Property acquisition in Fukuoka involves several mandatory costs beyond the purchase price that buyers must factor into their budget.
| Cost Type | Rate/Amount | When Due |
|---|---|---|
| Stamp Duty | From ¥10,000 (varies by price) | At contract signing |
| Registration Tax | Land: 1.5%, Building: 2% | At registration |
| Judicial Scrivener | ¥100,000-150,000 | At closing |
| Agent Commission | 3% + ¥60,000 + tax | At closing |
| Acquisition Tax | Land: 1.5%, Building: 3% | Within 6 months |
| Property Tax (annual) | ~1.4% of assessed value | Annually |
| Total Closing Costs | 8-12% of purchase price | Various times |
Foreign buyers face additional requirements including 30-40% down payments for mortgage financing, compared to 10-20% for Japanese residents. Building inspections typically cost ¥50,000-100,000, while banking and legal fees can reach ¥200,000-500,000 depending on transaction complexity.
These costs significantly impact the total investment required, with buyers needing to budget approximately 10-15% above the purchase price for a complete acquisition. Understanding these expenses upfront prevents surprises during the buying process.
What are the average monthly mortgage payments for common property types in Fukuoka?
Mortgage payments in Fukuoka vary based on property value, down payment amount, and interest rates available to different buyer categories.
A typical ¥40 million property with 20% down payment generates monthly payments of ¥120,000-150,000 at current interest rates of 0.5-2.5%. These payments compare favorably to rental costs of ¥180,000-220,000 for similar properties, making ownership attractive for long-term residents.
Foreign buyers typically face slightly higher interest rates and larger down payment requirements of 30-40%, which increases monthly obligations but reduces total interest paid over the loan term. Japanese residents enjoy preferential rates and can often secure financing with minimal down payments.
Loan terms typically extend 25-35 years, with longer terms reducing monthly payments but increasing total interest costs. Buyers should consider their long-term plans when choosing loan structures, as early repayment may incur penalties depending on lender terms.
Property taxes and maintenance fees add approximately ¥20,000-40,000 monthly to ownership costs, bringing total monthly expenses to ¥140,000-190,000 for a ¥40 million property. These additional costs still keep ownership competitive with rental rates in most market segments.
How have property prices changed compared to five years ago and compared to just one year ago?
Fukuoka's property market has experienced exceptional growth over both short and medium-term periods, outperforming most Japanese regional markets.
Year-over-year growth reached 21.8% from 2024 to 2025, reflecting strong demand from both domestic and international buyers. Central Chuo Ward alone showed 45% price increases per tsubo, demonstrating the premium placed on prime locations.
Five-year growth has been even more dramatic, with most neighborhoods experiencing 40-80% price appreciation since 2020. This sustained growth reflects Fukuoka's emergence as a major regional business hub, improved infrastructure, and increasing recognition among investors.
Central areas like Chuo, Momochi, and Ohori Park have led price growth due to limited supply and strong demand from high-income buyers. Up-and-coming neighborhoods have shown the strongest percentage gains, with areas like Yakuin and Takamiya benefiting from urban renewal and infrastructure improvements.
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What are the forecasts for property prices in Fukuoka over the next one, five, and ten years?
Property price forecasts for Fukuoka remain optimistic across all time horizons, supported by strong economic fundamentals and continued urban development.
Short-term forecasts for 2025-26 predict modest growth of 2-3%, representing a cooling from recent rapid appreciation but still positive momentum. This moderation reflects market maturation and potential interest rate adjustments by the Bank of Japan.
Medium-term projections for 2025-30 anticipate steady growth outpacing the national average, driven by Fukuoka's role as a regional business center and continued population migration from other parts of Japan. The city's startup ecosystem and international business connections support sustained demand.
Long-term outlook for 2025-35 positions Fukuoka as Japan's top regional performer, benefiting from infrastructure investments, business growth, and demographic trends favoring urban centers. Central and up-and-coming areas like Yakuin, Takamiya, and Nishijin are expected to lead appreciation.
Risk factors include potential oversupply in luxury segments, rising interest rates, and Japan's overall demographic challenges. However, Fukuoka's young population and economic dynamism provide better insulation from these national trends than most regional markets.
How does Fukuoka compare in terms of property prices to other big Japanese cities like Osaka, Kyoto, or Sapporo?
Fukuoka offers compelling value compared to other major Japanese cities, combining competitive pricing with strong growth potential and attractive yields.
| City | Average Price per 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, winter tourism |
| Kyoto | ¥800,000-1,200,000 | 30-50% | 3-4% | Premium, tourism driven |
| Osaka | ¥376,900 | 2.3% (2025) | 4-5% | Lower than Fukuoka/Tokyo |
| National Average | ¥180,000 | 2.7% | 4.2% | National baseline |
Fukuoka significantly outperforms Osaka in both price appreciation and rental yields, while offering more affordable entry points than Kyoto. Compared to Sapporo, Fukuoka provides similar yields with higher growth rates and better year-round economic activity.
The city's advantage lies in its balanced economy, technological innovation, and strategic location for Asian business. Unlike tourism-dependent markets like Kyoto, Fukuoka's diverse economic base provides more stable demand fundamentals.
What types of properties make the most sense if you plan to live there versus rent out short-term, long-term, or buy to resell later?
Property selection in Fukuoka depends heavily on investment objectives and time horizons, with different property types suited to specific strategies.
For personal residence, buyers planning 5+ year stays benefit from ownership costs 20-30% lower than rental payments, excluding property taxes and maintenance. Central condominiums or suburban detached houses work well depending on lifestyle preferences and family needs.
Long-term rental investment works best with central condominiums generating 4.5-5.8% yields, or renovated older properties in suburban areas exceeding 6% yields. Modern, well-located units provide better tenant retention and lower maintenance costs.
Short-term rental opportunities exist in central and tourist areas but require careful attention to "minpaku" regulations and the 180-day annual limit. Properties near business districts, cultural attractions, and transportation hubs perform best for vacation rentals.
Resale investment should focus on up-and-coming neighborhoods and infrastructure-adjacent areas providing the best appreciation potential. Properties in Yakuin, Takamiya, Nishijin, and Hirao offer strong growth prospects as these areas continue gentrifying.
Investment building purchases suit serious investors with ¥200+ million budgets, providing diversified rental income and professional management opportunities. These properties require significant capital but offer stable cash flows and appreciation potential.
Based on today's market conditions, what are the smartest choices for buyers and investors in Fukuoka right now?
Current market conditions in September 2025 favor strategic buyers who understand value and growth potential across different segments.
1. **Central and up-and-coming areas provide the best combination of appreciation and liquidity** - Focus on Chuo, Momochi, Yakuin, and Takamiya for properties that will maintain value and generate strong returns.2. **Budget and first-time buyers should consider affordable suburbs** - Areas like Hakozaki, Higashi, Sawara, and Jonan offer entry points with renovation potential and higher yields.3. **Families benefit from suburban detached homes** - Minami and Nishi wards provide space, schools, and community atmosphere at reasonable prices.4. **Investors should target central condos and gentrifying areas** - New properties in central locations and renovated units in affordable areas provide the best risk-adjusted returns.5. **Avoid overpriced luxury segments and old wooden structures** - The top-end market shows oversupply signs, while properties over 20 years old often depreciate rapidly.Market risks include potential oversupply in luxury segments, rising interest rates, and Japan's demographic trends affecting peripheral areas. However, central Fukuoka wards remain insulated from these broader challenges due to continued urbanization and economic growth.
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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's property market in 2025 presents exceptional opportunities for both residents and investors, with average prices ranging from ¥20 million for affordable apartments to ¥150+ million for luxury properties.
The city's 21.8% year-over-year growth, 5-6% rental yields, and strategic position as Japan's leading regional market make it an attractive alternative to Tokyo and Osaka for property investment.
Sources
- BambooRoutes - Average House Price in Fukuoka
- Mailmate - Real Estate Tax Japan
- BambooRoutes - Fukuoka Price Forecasts
- E-Housing - How Much is a House in Japan
- BambooRoutes - Fukuoka Property Market
- Global Property Guide - Japan Price History
- International Investment - Japan Real Estate Market 2025
- ASEAN UP - Top Real Estate Markets Japan