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This article explains the current housing prices in Fukuoka in 2026, using the latest real estate data we could verify.
We constantly update this blog post because the Fukuoka housing market is moving fast, especially in central wards such as Chuo and Hakata.
You will find simple price ranges, neighborhood examples, buying costs, and budget examples for residential property in Fukuoka.
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 housing price in Fukuoka in 2026 is around ¥34 million, but the median is closer to ¥30 million because many older compact apartments pull the middle down.
- Fukuoka property prices in 2026 are still much lower than Tokyo prices, but central Fukuoka is no longer a cheap regional market.
- A buyer with about $200,000 can still find real options in Fukuoka, mainly older condos in practical residential areas such as Ohashi, Minami, or outer Sawara.
- Central Fukuoka neighborhoods such as Tenjin, Daimyo, Akasaka, Yakuin, and Ohori are where price per sqm rises the fastest.
- The usual gap between listing price and sale price in Fukuoka in 2026 is about 3% to 7%, so negotiation exists but is not huge in the best locations.
- New condos in Fukuoka usually cost about 25% to 45% more than comparable resale condos because land and construction costs remain high.
- Most foreign buyers looking at Fukuoka housing should budget 8% to 15% extra for taxes, fees, and light setup costs before renovation.
- For luxury property in Fukuoka in 2026, ¥85 million to ¥220 million is a realistic range for central premium apartments and rare large homes.
What is the average housing price in Fukuoka in 2026?
The median housing price in Fukuoka in 2026 is more useful than the average because one expensive apartment in Tenjin, Daimyo, Akasaka, or Ohori can make the average look higher than what most buyers really pay.
We are writing this as of 2026 with the latest data collected from authoritative sources that we manually double checked.
The median housing price in Fukuoka in 2026 is about ¥30 million, or about $187,000, or about €162,000. The average housing price in Fukuoka in 2026 is about ¥34 million, or about $212,000, or about €183,000.
A realistic price range for about 80% of residential properties in Fukuoka in 2026 is ¥16 million to ¥70 million, or about $100,000 to $437,000, or about €86,000 to €378,000.
A realistic entry range in Fukuoka in 2026 is ¥13 million to ¥22 million, or about $81,000 to $137,000, or about €70,000 to €119,000, which usually means an older 25 to 40 sqm resale apartment in areas such as Higashi, Minami, Jonan, or Nishi ward.
A typical luxury property range in Fukuoka in 2026 is about ¥85 million to ¥220 million and above, or about $530,000 to $1.37 million and above, or about €459,000 to €1.19 million and above, which usually means a modern 90 to 130 sqm condo in Chuo, Daimyo, Akasaka, Yakuin, Ohori, or near Hakata and Tenjin.
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 difference between listing prices and actual sale prices is usually about 3% to 7%, with a central estimate of about 5%.
This means a property listed at ¥40 million may often close around ¥38 million to ¥39 million, unless the location is very strong. The gap is smallest for newer, renovated, station-close properties in Chuo, Hakata, Yakuin, Akasaka, Ohori, and Tenjin, and it is larger for older units with high management fees, weak repair reserves, or a long walk to transit.
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What is the price per sq m or per sq ft for properties in Fukuoka in 2026?
As of 2026, the median housing price per sqm in Fukuoka is about ¥430,000, or about $2,683, or about €2,320, which equals about ¥39,950 per sqft, or about $249, or about €216. The average housing price per sqm in Fukuoka is about ¥473,000, or about $2,951, or about €2,552, which equals about ¥43,940 per sqft, or about $274, or about €237.
The highest price per sqm in Fukuoka in 2026 is usually found in small modern central apartments because buyers pay a premium for location, station access, and rental demand, while the lowest price per sqm is usually found in older detached houses or older larger homes farther from stations.
The highest price per sqm in Fukuoka in 2026 is usually in Tenjin, Daimyo, Akasaka, Yakuin, Ohori, and parts of Hakata, where prices often range from about ¥650,000 to ¥1.2 million per sqm and above. The lowest range is usually in outer parts of Higashi, Nishi, Jonan, Sawara, and Minami, where older properties can sit around ¥250,000 to ¥350,000 per sqm.
How have property prices evolved in Fukuoka?
Compared with one year ago, property prices in Fukuoka in 2026 are about 7% to 10% higher in nominal terms, with a central estimate of about 8%. The main reasons are strong population appeal, central land scarcity, and steady demand around Chuo, Hakata, and good rail access.
Compared with two years ago, property prices in Fukuoka in 2026 are likely around 15% to 20% higher in nominal terms. The increase is mainly linked to higher construction costs, fewer easy central sites, and continued interest from buyers who want a cheaper alternative to Tokyo and Osaka.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Japan.
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.
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How do prices vary by housing type in Fukuoka in 2026?
The Fukuoka residential market in 2026 is mainly apartment-led, with about 55% resale condominiums and apartments, 12% new condominiums, 18% existing detached houses, 8% new detached houses, 5% small investment studios, and 2% luxury condos or villa-style houses, because central Fukuoka is dense and most buyers search near transport.
In Fukuoka in 2026, resale condos average around ¥31 million, or $193,000, or €167,000, while new condos average around ¥58 million, or $362,000, or €313,000. Existing detached houses average around ¥38 million, or $237,000, or €205,000, new detached houses average around ¥48 million, or $300,000, or €259,000, small investment studios average around ¥14 million, or $87,000, or €76,000, and luxury properties average around ¥120 million, or $749,000, or €647,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Fukuoka in 2026?
In Fukuoka in 2026, a new home or new condo usually costs about 25% to 45% more than a comparable existing property, with a central estimate of about 35%.
This premium exists because new supply in the best parts of Fukuoka is limited, and developers must pass on high land, labor, material, and compliance costs to buyers.
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How do property prices vary by neighborhood in Fukuoka in 2026?
Tenjin, Daimyo, and Akasaka are central Fukuoka neighborhoods where buyers mostly find modern apartments, premium condos, and compact high-price units. In 2026, a typical residential property in these areas often ranges from about ¥55 million to ¥160 million, or about $343,000 to $998,000, or about €297,000 to €863,000, because these districts combine offices, restaurants, shopping, nightlife, and strong rental demand.
Ohori, Ropponmatsu, Nishijin, and Momochi are popular with families who want parks, schools, quieter streets, or waterfront access. In 2026, a typical property in these areas often ranges from about ¥35 million to ¥140 million, or about $218,000 to $874,000, or about €189,000 to €755,000, because buyers pay for livability and long-term address quality.
Ohashi, Hakozaki, Imajuku, Meinohama, and outer parts of Fukuoka offer more affordable apartments and older houses. In 2026, a typical property in these areas often ranges from about ¥18 million to ¥65 million, or about $112,000 to $406,000, or about €97,000 to €351,000, because the commute can be longer and older buildings often need renovation.
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:
| Fukuoka area | Buyer profile | Average price range | Average range per sqm | Average range per sqft |
|---|---|---|---|---|
| Tenjin | Prime central | ¥65m to ¥160m / $406k to $998k | ¥850k to ¥1.25m / $5,304 to $7,799 | ¥79k to ¥116k / $493 to $724 |
| Daimyo | Lifestyle and luxury | ¥60m to ¥150m / $374k to $936k | ¥800k to ¥1.20m / $4,991 to $7,487 | ¥74k to ¥111k / $464 to $696 |
| Akasaka | Central and expat | ¥55m to ¥130m / $343k to $811k | ¥750k to ¥1.10m / $4,680 to $6,864 | ¥70k to ¥102k / $435 to $638 |
| Yakuin | Popular residential central | ¥45m to ¥100m / $281k to $624k | ¥650k to ¥950k / $4,056 to $5,927 | ¥60k to ¥88k / $377 to $551 |
| Ohori | Family and premium | ¥55m to ¥140m / $343k to $874k | ¥700k to ¥1.10m / $4,368 to $6,864 | ¥65k to ¥102k / $406 to $638 |
| Hakata Station area | Commute and business | ¥40m to ¥90m / $250k to $562k | ¥600k to ¥900k / $3,744 to $5,616 | ¥56k to ¥84k / $348 to $522 |
| Nishijin | Family and schools | ¥38m to ¥85m / $237k to $530k | ¥550k to ¥800k / $3,432 to $4,991 | ¥51k to ¥74k / $319 to $464 |
| Momochi | Waterfront and family | ¥45m to ¥110m / $281k to $686k | ¥600k to ¥900k / $3,744 to $5,616 | ¥56k to ¥84k / $348 to $522 |
| Ropponmatsu | Family and park access | ¥35m to ¥80m / $218k to $499k | ¥520k to ¥750k / $3,245 to $4,680 | ¥48k to ¥70k / $301 to $435 |
| Ohashi | Practical family | ¥28m to ¥65m / $175k to $406k | ¥400k to ¥620k / $2,496 to $3,869 | ¥37k to ¥58k / $232 to $360 |
| Hakozaki | Value and investment | ¥18m to ¥50m / $112k to $312k | ¥300k to ¥500k / $1,872 to $3,120 | ¥28k to ¥46k / $174 to $290 |
| Imajuku and Meinohama outer west | Value and seaside commute | ¥20m to ¥55m / $125k to $343k | ¥280k to ¥480k / $1,747 to $2,995 | ¥26k to ¥45k / $162 to $278 |
How much more do you pay for properties in Fukuoka when you include renovation work, taxes, and fees?
In Fukuoka in 2026, buyers should usually budget 8% to 15% extra on top of the purchase price for taxes, fees, insurance, and light setup costs, or 15% to 30% and above if serious renovation is needed.
If you buy a property around $200,000 in Fukuoka in 2026, that is about ¥32 million, and normal extra costs may add about ¥2.6 million to ¥4.8 million, or about $16,000 to $30,000. With renovation, the extra amount can move closer to ¥5 million to ¥9 million, so the total budget may become roughly ¥37 million to ¥41 million.
If you buy a property around $500,000 in Fukuoka in 2026, that is about ¥80 million, and normal extra costs may add about ¥6.4 million to ¥12 million, or about $40,000 to $75,000. With renovation, the extra amount can move closer to ¥12 million to ¥24 million, so the total budget may become roughly ¥92 million to ¥104 million.
If you buy a property around $1,000,000 in Fukuoka in 2026, that is about ¥160 million, and normal extra costs may add about ¥13 million to ¥24 million, or about $81,000 to $150,000. With renovation, the extra amount can move closer to ¥24 million to ¥48 million, so the total budget may become roughly ¥184 million to ¥208 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Japan.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Fukuoka
| Additional expense | Cost type | Estimated cost range |
|---|---|---|
| Brokerage fee | Fee | Often about 3% plus ¥60,000 plus tax, so a common Fukuoka buyer may pay roughly ¥1.1 million to ¥3.4 million, or about $7,000 to $21,000. This fee depends on the final purchase price. |
| Acquisition tax | Tax | Often around 1% to 3% effective after reductions, which can mean about ¥300,000 to ¥3.2 million, or about $2,000 to $20,000. The final amount depends on property type, age, and eligible tax reductions. |
| Registration and license tax | Tax | Often around 0.5% to 2% depending on the property and mortgage setup, or roughly ¥160,000 to ¥2.4 million on many purchases. That is about $1,000 to $15,000. |
| Judicial scrivener | Professional fee | A normal range is about ¥100,000 to ¥250,000, or about $600 to $1,600. This professional handles registration work and helps make the legal transfer clean. |
| Loan fees and guarantee fees | Financing | These fees often range from 1% to 3% of the loan amount. The yen amount varies a lot because Japanese mortgage terms depend on lender, borrower profile, and foreign buyer status. |
| Fire and earthquake insurance | Insurance | A practical range is about ¥100,000 to ¥500,000 and above, or about $600 to $3,100 and above. Detached houses and larger homes usually cost more to insure. |
| Light renovation | Renovation | Light work often costs about ¥1 million to ¥4 million, or about $6,000 to $25,000. This can cover items such as flooring, painting, appliances, and small bathroom or kitchen updates. |
| Full apartment renovation | Renovation | A full apartment renovation often costs about ¥5 million to ¥15 million and above, or about $31,000 to $94,000 and above. Older Fukuoka condos can need plumbing, flooring, kitchen, and bathroom work. |
| Detached-house renovation | Renovation | A detached-house renovation can cost about ¥8 million to ¥30 million and above, or about $50,000 to $187,000 and above. Costs rise quickly if the structure, roof, insulation, or seismic work needs attention. |
| Moving, furniture, and setup | Practical cost | A realistic range is about ¥500,000 to ¥3 million, or about $3,000 to $19,000. This depends on furniture quality, appliances, internet setup, and whether the property is ready to live in. |
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 in Fukuoka in 2026, or about ¥16 million, there is a real but limited market, and examples include an older 20 to 28 sqm 1K in Hakozaki or Higashi ward, an existing 30 to 35 sqm 1DK in outer Minami or Jonan ward, or a small older 20 to 25 sqm investment apartment near a local train or bus route.
With $200,000 in Fukuoka in 2026, or about ¥32 million, a buyer can look at a 50 to 60 sqm older 2LDK condo in Ohashi or Minami ward, a 40 to 50 sqm 1LDK or compact 2LDK near the edge of Hakata, or a 60 to 70 sqm older family condo in outer Nishi or Sawara.
With $300,000 in Fukuoka in 2026, or about ¥48 million, a buyer can look at a 65 to 75 sqm resale 3LDK in Nishijin or Ropponmatsu edge areas, a 55 to 65 sqm apartment in Hakata or near Yakuin, or a small existing detached house of 80 to 100 sqm in outer Higashi or Nishi ward.
With $500,000 in Fukuoka in 2026, or about ¥80 million, a buyer can look at a 70 to 85 sqm modern condo near Yakuin or Akasaka, an 80 to 95 sqm family condo in Ohori, Nishijin, or Momochi, or a new or nearly new 65 to 75 sqm 3LDK in central or semi-central Fukuoka.
With $1,000,000 in Fukuoka in 2026, or about ¥160 million, a buyer can look at a 100 to 130 sqm luxury condo in Ohori or Akasaka, a 90 to 110 sqm premium central apartment in Tenjin, Daimyo, or Yakuin, or a large detached house in a high-quality residential area in Sawara, Chuo edge, or the Nishi coastal side.
With $2,000,000 in Fukuoka in 2026, or about ¥321 million, the market is thin and highly selective, but examples include a 150 sqm and above penthouse-style apartment in Tenjin, Daimyo, or Akasaka, a large 250 sqm and above premium house near Ohori, or a rare waterfront or landmark-view residence in Momochi, Ohori, or a central premium area.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Japan.
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 and link | Why the source is useful | How we used the source |
|---|---|---|
| MLIT Real Estate Information Library | This is Japan’s official real estate data platform and is run by the Ministry of Land, Infrastructure, Transport and Tourism. | We used it as the main anchor for actual transaction prices, not only asking prices. We treated it as the best source for broad resale-market levels, while adjusting for the delay in newer data. |
| Fukuoka City 2026 Official Land Price Publication | This is the city’s official summary of the national 2026 land-price survey for Fukuoka City. | We used it to understand which wards and neighborhoods have stronger land values. We also used it to check whether our neighborhood ranking made sense. |
| West Japan REINS market data | REINS is Japan’s designated real estate transaction network and is used by real estate brokers. | We used it to cross-check resale condominium and house-market direction. We gave it more weight than ordinary listing websites because it is closer to closed-market behavior. |
| Bank of Japan foreign exchange rates | The Bank of Japan is Japan’s central bank and publishes daily foreign-exchange data. | We used it to validate yen conversion assumptions. We rounded the final dollar and euro figures so the article stays easy to read. |
| IMF representative exchange rates | The IMF publishes representative exchange rates reported by central banks. | We used June 2026 IMF yen-per-dollar data as the main USD conversion base. We used ¥160.27 per $1 for all dollar conversions. |
| European Central Bank euro-yen reference rate | The ECB is the euro area’s central bank and publishes official euro reference rates. | We used the June 2026 euro-yen reference rate for euro conversion. We used about ¥185.35 per €1 for all euro conversions. |
| Statistics Bureau of Japan CPI | This is Japan’s official national statistics agency. | We used CPI data to think about real-price changes. We used national inflation because it is more stable and easier to verify than a narrow local estimate. |
| IMF World Economic Outlook inflation data | The IMF gives internationally comparable inflation estimates and forecasts. | We used it to cross-check Japan’s 2026 inflation environment. We used it only for inflation adjustment, not for local housing prices. |
| National Tax Agency Japan | This is the Japanese authority for national tax information. | We used it as a general reference for tax logic around property transactions. We did not use it to estimate local Fukuoka home prices. |
| Ministry of Justice Japan | The Ministry of Justice is relevant for property registration and legal transfer rules in Japan. | We used it as background for registration-related costs. We kept the cost estimates broad because the final amount depends on the property and mortgage setup. |
| Japan Housing Finance Agency | This agency is a major public reference for Japan’s housing finance environment. | We used it as background for mortgage and financing context. We did not assume that all foreign buyers can access the same mortgage terms. |
| Fukuoka City official website | This is the official website of Fukuoka City and is useful for local public information. | We used it to understand the local administrative context. We also used city-level information to keep the article focused on Fukuoka City rather than all of Fukuoka Prefecture. |
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