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 has emerged as one of Japan's most talked-about real estate markets, with residential land prices rising faster than almost any other major city in the country.
Whether you are looking for a condo near Tenjin Station or a detached house in a quieter ward, understanding where prices stand and what is driving them matters more than ever in 2026.
This article breaks down the current housing prices in Fukuoka, the forces shaping the market, and whether now is a smart time to buy, and we constantly update it as new data becomes available.
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.
So, is now a good time?
As of January 2026, it is rather yes a good time to buy property in Fukuoka, especially if you are targeting a quality unit in a well-connected neighborhood and can comfortably afford today's mortgage payments.
The strongest signal behind this view is that Fukuoka's urban core is being transformed by the Tenjin Big Bang and Hakata Connected redevelopment programs, which are creating sustained demand for housing near upgraded office and commercial hubs.
Another strong signal is that Fukuoka has led Japan's major cities in land price growth, with residential land up around 9% to 10% year-on-year, reflecting real buyer interest rather than speculation alone.
Supporting signals include a tight vacancy rate of about 5% in central areas, the new airport runway boosting connectivity, a growing young population drawn by startup and tech jobs, and rental yields around 4.5% to 5% that remain attractive compared to Tokyo or Osaka.
The best strategies for 2026 include focusing on resale condos in Chuo-ku or Hakata-ku near subway stations, considering a 5-year or longer hold to ride out any near-term rate volatility, and prioritizing buildings with solid management if you want a smooth resale later.
This is not financial or investment advice: we do not know your personal situation, your budget, or your goals, so please do your own research and consider consulting a local professional before making a decision.
Is it smart to buy now in Fukuoka, or should I wait as of 2026?
Do real estate prices look too high in Fukuoka as of 2026?
As of January 2026, Fukuoka property prices look high but not wildly out of line with fundamentals, because the city's strong population inflows, redevelopment pipeline, and job growth help justify much of the recent appreciation.
One clear on-the-ground signal is that well-priced listings in central wards like Chuo-ku and Hakata-ku still move quickly, with desirable condos often selling within a few weeks rather than sitting with repeated price cuts.
Another supporting sign is that new condo supply has not kept pace with demand, so the "time-on-market" for quality units remains short and discounting is uncommon in the best locations near Tenjin or Hakata stations.
You can also read our latest update regarding the housing prices in Fukuoka.
Does a property price drop look likely in Fukuoka as of 2026?
As of January 2026, the likelihood of a meaningful property price drop in Fukuoka over the next 12 months looks low to medium, mainly because local demand drivers remain strong even as borrowing costs rise.
A plausible range for price changes in Fukuoka over the next year is roughly flat to up 3%, with a downside scenario of a 3% to 5% dip if mortgage rates spike faster than expected.
The single most important macro factor that could increase the odds of a price drop in Fukuoka is a sharper-than-expected rise in Bank of Japan interest rates, which would squeeze buyer affordability and slow transaction volumes.
This factor is moderately likely: the BOJ raised its policy rate to 0.75% in December 2025 and markets expect one or two more hikes in 2026, though the pace will depend on inflation and wage trends.
Finally, please note that we cover the price trends for next year in our pack about the property market in Fukuoka.
Could property prices jump again in Fukuoka as of 2026?
As of January 2026, the likelihood of a renewed price surge in Fukuoka over the next 12 months is medium, concentrated in specific neighborhoods rather than a broad citywide spike.
A plausible upside range for Fukuoka property prices is 3% to 6% in the best central locations, driven by continued redevelopment and limited quality inventory near major transit hubs.
The single biggest demand-side trigger that could push prices higher is a stabilization or cut in mortgage rates, which would restore buyer confidence and unlock pent-up demand from households who paused their search.
Please also note that we regularly publish and update real estate price forecasts for Fukuoka here.
Are we in a buyer or a seller market in Fukuoka as of 2026?
As of January 2026, Fukuoka's residential market leans seller-friendly in the best central areas like Tenjin, Yakuin, and Hakata, while outer wards and older stock sit closer to balanced conditions.
Months-of-inventory in Fukuoka's core submarkets is estimated at around 3 to 4 months for desirable condos, which typically signals that sellers have more leverage and buyers need to move quickly on good listings.
The share of listings with price reductions in Fukuoka remains relatively low in central wards, suggesting sellers are not yet feeling pressure to discount heavily to attract offers.
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Fukuoka as of 2026?
Are homes overpriced versus rents or versus incomes in Fukuoka as of 2026?
As of January 2026, Fukuoka homes look moderately stretched when measured against rents and incomes, with central condos priced for yields below 5% and price-to-income ratios that can challenge typical local salaries.
The price-to-rent ratio in Fukuoka for newer central condos sits around 22 to 25 years of rent, which is higher than the 15-to-18-year range often considered "balanced" for Japan's regional cities.
The price-to-income multiple in Fukuoka's central wards is roughly 8 to 10 times median household income, which is tighter than the 5-to-7-times benchmark often cited for comfortable affordability.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Fukuoka.
Are home prices above the long-term average in Fukuoka as of 2026?
As of January 2026, Fukuoka property prices are clearly above their long-term averages, with land values and condo prices having risen steadily for several years and now sitting near post-bubble highs.
The recent 12-month price change in Fukuoka has been around 8% to 10% for residential land, which outpaces the pre-pandemic annual pace of roughly 2% to 4% and signals acceleration rather than normalization.
On an inflation-adjusted basis, Fukuoka prices are approaching or matching levels last seen in the early 1990s bubble era, though today's gains are supported by genuine population growth and job creation rather than speculation alone.
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What local changes could move prices in Fukuoka as of 2026?
Are big infrastructure projects coming to Fukuoka as of 2026?
As of January 2026, the biggest infrastructure project affecting Fukuoka residential prices is the Tenjin Big Bang urban renewal program, which is expected to boost demand for housing near the upgraded office, retail, and hotel clusters in the city's core.
The timeline for Tenjin Big Bang is well advanced: over 74 buildings have been completed as of early 2025, with about 120 redevelopment projects planned through the 2030s, and several major towers including the new Ace Hotel complex scheduled for completion in December 2026.
For the latest updates on the local projects, you can read our property market analysis about Fukuoka here.
Are zoning or building rules changing in Fukuoka as of 2026?
The most important zoning-related change in Fukuoka is not a single new law but rather the ongoing regulatory relaxation under Tenjin Big Bang and Hakata Connected, which allows developers to build taller and denser buildings than before.
As of January 2026, these rule changes are already lifting floor-area ratios from 1,000% to as much as 1,300% in targeted zones, which means more office and residential supply can be added in the core without rezoning debates.
The areas most affected by these changes are the Tenjin district, Hakata Station surroundings, and the Daimyo neighborhood, where older buildings are being replaced by modern mixed-use towers.
Are foreign-buyer or mortgage rules changing in Fukuoka as of 2026?
As of January 2026, there are no major foreign-buyer restrictions being introduced in Fukuoka, and the bigger rule change affecting prices is the gradual rise in mortgage interest rates driven by Bank of Japan policy normalization.
Japan has not announced any new taxes, quotas, or bans targeting foreign property buyers, so non-residents can still purchase freely, though financing options for non-residents remain more limited than for Japanese nationals.
The most likely mortgage rule change is continued upward adjustment in base rates: variable-rate mortgages have risen from around 0.4% to 0.7% or higher, and fixed-rate products like Flat 35 have climbed from about 1.8% to roughly 1.9% to 2.2% over the past year.
You can also read our latest update about mortgage and interest rates in Japan.
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.
Will it be easy to find tenants in Fukuoka as of 2026?
Is the renter pool growing faster than new supply in Fukuoka as of 2026?
As of January 2026, Fukuoka's renter pool is growing roughly in line with or slightly ahead of new rental supply, thanks to continued in-migration from other parts of Kyushu and a young, mobile workforce drawn to the city's startup scene.
The clearest demand signal is Fukuoka's net population inflow: the city has been one of Japan's fastest-growing major municipalities, adding tens of thousands of new residents over the past decade, many of whom rent before buying.
On the supply side, new apartment completions have increased but remain constrained by high construction costs and limited central land, so the balance has not tipped sharply against landlords.
Are days-on-market for rentals falling in Fukuoka as of 2026?
As of January 2026, days-on-market for rentals in Fukuoka's best areas like Tenjin, Hakata, and Yakuin are short, often under two weeks for well-priced one-room or 1LDK apartments, though this speed varies by unit quality and exact location.
The gap between "best areas" and weaker locations can be significant: units near Hakata Station or the Nishitetsu Tenjin line may fill in days, while apartments in car-dependent outer wards can sit for a month or more.
A common reason days-on-market stays low in central Fukuoka is the steady stream of young professionals, students, and transferees arriving for work or study, creating repeat demand waves each spring and autumn.
Are vacancies dropping in the best areas of Fukuoka as of 2026?
As of January 2026, vacancy rates in Fukuoka's best rental areas like Tenjin, Hakata, Yakuin, and Nishijin are low, estimated at around 4% to 5%, and have been stable or slightly tightening despite some new supply.
This compares favorably to Fukuoka's overall vacancy rate, which includes aging stock in outer wards and can run closer to 8% to 10% in less desirable locations.
A practical sign that the best areas are tightening is that landlords in central Fukuoka are increasingly able to raise rents at lease renewal, something that was harder to do just a few years ago when competition for tenants was fiercer.
By the way, we've written a blog article detailing what are the current rent levels in Fukuoka.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Fukuoka as of 2026?
Is for-sale inventory shrinking in Fukuoka as of 2026?
As of January 2026, for-sale inventory in Fukuoka's central wards appears to be stable to slightly lower compared to a year ago, with fewer new listings coming to market as some sellers wait out rate volatility.
Months-of-supply in Fukuoka's core condo market is estimated at around 4 to 5 months, which is tighter than the 6-month level often considered balanced and suggests buyers face limited choice in the best locations.
The most likely reason inventory is constrained is that existing owners who locked in ultra-low mortgage rates in prior years have little incentive to sell and take on a new, higher-rate loan elsewhere.
Are homes selling faster in Fukuoka as of 2026?
As of January 2026, median time-to-sell for well-priced homes in Fukuoka's central areas is relatively short, often 30 to 60 days for resale condos near major stations, though overpriced listings can sit for months.
Year-over-year, selling speed in Fukuoka has been roughly stable, with quality units still moving quickly but marginal properties taking longer as buyers become more selective amid higher borrowing costs.
Are new listings slowing down in Fukuoka as of 2026?
As of January 2026, we estimate that new for-sale listings in Fukuoka are slightly below year-ago levels, though seasonal patterns make precise year-over-year comparisons tricky and the data can lag by a month or two.
Fukuoka's listing flow typically picks up in spring (March through May) and again in autumn (September through November), and the current level is not dramatically below normal for winter but is softer than peak seasons.
The most plausible reason new listings are slower is that homeowners who refinanced or purchased at ultra-low rates in 2020 to 2023 are reluctant to sell and reset to today's higher mortgage environment.
Is new construction failing to keep up in Fukuoka as of 2026?
As of January 2026, new housing construction in Fukuoka is not fully keeping up with demand in the most desirable central areas, though supply is more adequate in suburban zones and for smaller unit types.
Recent trends show that housing starts in Japan have been flat to slightly down nationally, and Fukuoka's completions are constrained by high construction costs, labor shortages, and limited buildable land in the core.
The single biggest bottleneck limiting new construction in Fukuoka is the combination of elevated material costs (up 25% to 30% from 2021 levels) and a tight labor market, which delays projects and raises prices for new units.
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.
Will it be easy to sell later in Fukuoka as of 2026?
Is resale liquidity strong enough in Fukuoka as of 2026?
As of January 2026, resale liquidity in Fukuoka is generally solid for mainstream condos and detached houses in central wards, with correctly priced units attracting offers within one to two months in most cases.
Median days-on-market for resale homes in Fukuoka's core areas is roughly 30 to 60 days, which compares favorably to a "healthy liquidity" benchmark of under 90 days and suggests sellers can exit without excessive discounting.
The property characteristic that most improves resale liquidity in Fukuoka is proximity to a subway or Nishitetsu rail station, ideally within a 10-minute walk, combined with a well-managed building and a practical floor plan (1LDK to 3LDK).
Is selling time getting longer in Fukuoka as of 2026?
As of January 2026, selling time in Fukuoka has edged slightly higher compared to a year ago, mainly because rising mortgage rates have made some buyers more cautious and selective about what they are willing to pay.
Current median days-on-market in Fukuoka ranges from about 40 to 70 days for typical resale condos, with well-priced units in prime locations at the low end and overpriced or peripheral listings stretching to 90 days or more.
One clear reason selling time can lengthen in Fukuoka is affordability pressure: when monthly mortgage payments rise, fewer buyers qualify or feel comfortable, which slows the matching process between sellers and ready buyers.
Is it realistic to exit with profit in Fukuoka as of 2026?
As of January 2026, the likelihood of exiting with a profit in Fukuoka is medium to high if you buy in a prime location, avoid overpaying, and hold for at least 5 years to ride through any short-term rate volatility.
The minimum holding period that most often makes exiting with profit realistic in Fukuoka is around 5 to 7 years, which allows time for modest appreciation to outpace transaction costs and any near-term market softness.
Total round-trip costs in Fukuoka, including agent fees, registration taxes, and other charges, typically run around 7% to 10% of the purchase price, which translates to roughly 4 to 6 million yen (about 25,000 to 40,000 USD or 23,000 to 37,000 EUR) on a 60-million-yen condo.
The factor that most increases profit odds in Fukuoka is buying a resale unit in a high-demand corridor like Tenjin, Yakuin, or near Hakata Station, where structural demand from redevelopment and commuter traffic supports long-term values.
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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 |
|---|---|---|
| Japan MLIT (Ministry of Land, Infrastructure, Transport and Tourism) | Japan's national ministry that produces the country's core land and housing statistics. | We used it to anchor what prices are doing with an official benchmark for residential land values. We then compared those official land-price trends with transaction-based data to avoid relying on a single lens. |
| Fukuoka Facts (city data portal) | A city-run data portal that explicitly cites MLIT's publicized land prices. | We used it as a convenient official gateway to the same MLIT dataset, focused on major-city comparisons. We relied on it to support statements about Fukuoka's momentum versus other Japanese cities. |
| REINS / Real Estate Transaction Promotion Center | The public-interest body coordinating official transaction statistics from Japan's designated REINS networks. | We used it to ground buyer versus seller signals in real transaction flows. We triangulated pace, inventory, and transaction volumes with other sources like LIFULL. |
| Nishinihon REINS (West Japan REINS) | The designated REINS organization for West Japan, publishing standardized monthly transaction indicators. | We used it to understand how Kyushu markets were behaving on the ground. We treated it as a reality-check on whether price growth is still accelerating or starting to cool. |
| Statistics Bureau of Japan (Housing and Land Survey) | Japan's official housing stock survey, including vacancy and tenure structure. | We used it to discuss vacancy and longer-run supply pressure. We separated Japan's empty-house narrative from what matters in in-demand urban neighborhoods. |
| Bank of Japan | Japan's central bank; mortgage affordability in 2026 depends heavily on its policy direction. | We used it to frame the macro risk: higher rates can cap prices even if local demand is strong. We cross-checked this with market reporting on the BOJ's tightening direction. |
| Japan Housing Finance Agency (Flat 35) | The official source for Japan's flagship long-term fixed mortgage rate references. | We used it to anchor cost of borrowing in January 2026 using the official published rate table. We translated that into what it means for monthly payments and buying power. |
| OECD Housing Price Indicators | A top-tier international source for standardized housing affordability ratios. | We used it for the framework of affordability (price-to-income and price-to-rent) so our overpriced-versus-fair test is conceptually rigorous. We then localized the inputs using Fukuoka data. |
| BIS / FRED (Japan Residential Property Prices) | A widely used macro dataset for cross-country residential property price indexes. | We used it to frame where Japan is in the broader housing cycle nationally. We then narrowed back down to Fukuoka-specific drivers and constraints. |
| Japan Real Estate Institute (JREI) | A long-standing Japanese institution producing recognized real estate indices. | We used it to cross-check whether prices are high only in land-price terms or also in transaction-based housing indices. We used it as a second national benchmark alongside BIS/FRED. |
| LIFULL HOME'S Market Report | A major housing platform that clearly states what data it aggregates and how it computes metrics. | We used it for near-real-time market temperature (search demand, listing flow) because government surveys lag. We treated it as a directional indicator and cross-checked with REINS. |
| Fukuoka City (Tenjin Big Bang / Hakata Connected) | An official city document describing the redevelopment programs shaping the core districts. | We used it to justify why central neighborhoods have structural demand support. We explained why Fukuoka is not just another regional city in 2026. |
| Global Property Guide | A respected international source for rental yields and price trends across countries. | We used it to benchmark Fukuoka's rental yields against other Japanese cities. We cross-referenced their data with local sources to ensure accuracy. |
| Reuters | A global wire that typically references official datasets and provides timely context. | We used Reuters to add time-stamped context around official land-price releases and rate policy shifts. We did not use it as the primary dataset, only as a dated what-changed layer. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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