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
Buying an apartment in Fukuoka can feel overwhelming, especially when you're trying to figure out the real costs beyond just the listing price.
This guide breaks down actual transaction data, closing costs, neighborhood price differences, and ongoing expenses so you know exactly what to budget.
We constantly update this blog post to reflect the latest market conditions 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
- Fukuoka resale condos in early 2026 average around ¥27 million, but the median sits closer to ¥25 million because premium Tenjin and waterfront units pull the average up.
- New-build apartments in Fukuoka command a 20% to 40% premium over resale units, with new construction often pricing at ¥500,000 to ¥600,000 per square meter.
- Foreign buyers without permanent residency in Japan often need 20% to 30% down payment, compared to the typical 10% to 20% for residents with established credit history.
- Fukuoka's "two-core" structure around Tenjin and Hakata Station creates a predictable price map where central locations can cost double the per-square-meter rate of outer wards.
- Monthly building fees in Fukuoka condos typically run ¥18,000 to ¥33,000, covering both management and repair reserves that often increase as buildings age.
- Property taxes in Fukuoka City are calculated on assessed value, not your purchase price, so the effective tax burden is usually lower than the 1.7% headline rate suggests.
- Budget-friendly neighborhoods like Minami-ku and Higashi-ku offer apartments at ¥280,000 to ¥450,000 per square meter while still providing good rail and bus connections to central Fukuoka.
- All-in closing costs for apartment purchases in Fukuoka run 6% to 9% for cash buyers and 8% to 11% when financing with a mortgage.
How much do apartments really cost in Fukuoka in 2026?
What's the average and median apartment price in Fukuoka in 2026?
As of January 2026, the average resale apartment price in Fukuoka is approximately ¥27 million (around $174,000 USD or €164,000 EUR), while the median sits closer to ¥25 million ($161,000 USD or €152,000 EUR) because high-end central units push the average upward.
In terms of price per square meter, Fukuoka apartments average around ¥400,000 per m² ($2,580 per m² or €2,425 per m²), with the median at about ¥380,000 per m² ($2,450 per m² or €2,300 per m²), which translates to roughly $240 to $250 per square foot.
Most standard resale apartments in Fukuoka fall within a range of ¥20 million to ¥35 million ($129,000 to $226,000 USD or €121,000 to €212,000 EUR), covering the bulk of what first-time and mid-market buyers typically consider.
How much is a studio apartment in Fukuoka in 2026?
As of January 2026, a typical studio apartment in Fukuoka costs between ¥9 million and ¥10 million ($58,000 to $65,000 USD or €55,000 to €61,000 EUR) for a standard 25-square-meter unit in a decent location.
Entry-level studios in older buildings or less central areas start around ¥8 million ($52,000 USD or €48,000 EUR), while newer or centrally located studios in neighborhoods like Tenjin or Yakuin can reach ¥12 million ($77,000 USD or €73,000 EUR) or more.
Studio apartments in Fukuoka, often called 1R or 1K layouts, typically range from 20 to 30 square meters, with 25 square meters being the most common size for this category.
How much is a one-bedroom apartment in Fukuoka in 2026?
As of January 2026, a typical one-bedroom apartment (1LDK) in Fukuoka costs between ¥15 million and ¥16 million ($97,000 to $103,000 USD or €91,000 to €97,000 EUR) for a 40-square-meter unit in a reasonably convenient location.
Starter one-bedroom apartments in Fukuoka begin around ¥12 million ($77,000 USD or €73,000 EUR) for smaller or older units, while newer one-bedrooms in central neighborhoods like Imaizumi or near Hakata Station can reach ¥17 million to ¥20 million ($110,000 to $129,000 USD or €103,000 to €121,000 EUR).
One-bedroom apartments in Fukuoka, typically marketed as 1LDK layouts, usually measure between 30 and 45 square meters, with 40 square meters being a comfortable and common size for singles or couples.
How much is a two-bedroom apartment in Fukuoka in 2026?
As of January 2026, a typical two-bedroom apartment (2LDK) in Fukuoka costs between ¥25 million and ¥27 million ($161,000 to $174,000 USD or €152,000 to €164,000 EUR) for a 65-square-meter family-friendly unit.
Value-oriented two-bedroom apartments in outer wards start around ¥21 million ($135,000 USD or €127,000 EUR), while central or newer two-bedrooms in desirable areas like Chuo-ku or the Hakata Station orbit can reach ¥28 million to ¥32 million ($181,000 to $206,000 USD or €170,000 to €194,000 EUR).
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Fukuoka.
How much is a three-bedroom apartment in Fukuoka in 2026?
As of January 2026, a typical three-bedroom apartment (3LDK) in Fukuoka costs between ¥32 million and ¥35 million ($206,000 to $226,000 USD or €194,000 to €212,000 EUR) for a standard 85-square-meter family unit.
Smaller or older three-bedroom apartments start around ¥29 million ($187,000 USD or €176,000 EUR), while prime central locations or higher-grade buildings in areas like Ohori, Akasaka, or waterfront developments can push prices to ¥36 million to ¥45 million or more ($232,000 to $290,000 USD or €218,000 to €273,000 EUR).
Three-bedroom apartments in Fukuoka typically range from 75 to 90 square meters, with 85 square meters being the most common size for 3LDK layouts that accommodate families comfortably.
What's the price gap between new and resale apartments in Fukuoka in 2026?
As of January 2026, new-build apartments in Fukuoka typically cost 20% to 40% more per square meter than comparable resale units, with the premium depending heavily on location and developer.
New-build apartments in Fukuoka generally price between ¥500,000 and ¥600,000 per square meter ($3,225 to $3,870 per m² or €3,030 to €3,635 per m²), and can go even higher in the Tenjin-Hakata core where developer projects cluster.
Resale apartments, by contrast, average around ¥380,000 to ¥400,000 per square meter ($2,450 to $2,580 per m² or €2,300 to €2,425 per m²), offering meaningful savings for buyers willing to consider existing buildings.
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Can I afford to buy in Fukuoka in 2026?
What's the typical total budget (all-in) to buy an apartment in Fukuoka in 2026?
As of January 2026, a typical all-in budget for a standard resale apartment in Fukuoka runs approximately ¥27 million to ¥30 million ($174,000 to $194,000 USD or €164,000 to €182,000 EUR), including purchase price and all associated costs.
Beyond the purchase price, buyers in Fukuoka must budget for brokerage fees, stamp duty, registration and license taxes, real estate acquisition tax, judicial scrivener fees, and if financing, mortgage-related costs like bank fees and guarantee charges.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Fukuoka property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Fukuoka.
What down payment is typical to buy in Fukuoka in 2026?
As of January 2026, a typical down payment for an apartment in Fukuoka is 10% to 20% of the purchase price, which means roughly ¥2.5 million to ¥5 million ($16,000 to $32,000 USD or €15,000 to €30,000 EUR) on a ¥25 million property.
Most Japanese banks require a minimum of 10% down for mortgage approval, though some lenders offer products with lower requirements for borrowers with strong income documentation and credit history.
To secure favorable mortgage terms and better interest rates, a down payment of 20% or more is recommended, and foreign buyers without permanent residency often face requirements of 20% to 30% or higher due to stricter bank lending criteria.
You can also read our latest update about mortgage and interest rates in Japan.
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.
Which neighborhoods are cheapest or priciest in Fukuoka in 2026?
How much does the price per m² for apartments vary by neighborhood in Fukuoka in 2026?
As of January 2026, apartment prices in Fukuoka range from approximately ¥280,000 per square meter ($1,805 per m² or €1,700 per m²) in outer wards to over ¥850,000 per square meter ($5,480 per m² or €5,150 per m²) in the most desirable central locations.
The most affordable neighborhoods for apartments in Fukuoka include Ohashi and Takamiya in Minami-ku, Kashii and Hakozaki in Higashi-ku, and Meinohama in Nishi-ku, where prices typically range from ¥280,000 to ¥450,000 per square meter ($1,805 to $2,900 per m² or €1,700 to €2,725 per m²).
The priciest neighborhoods for apartments in Fukuoka are Tenjin, Daimyo, Imaizumi, Yakuin, Ohori, and Akasaka in Chuo-ku, where resale units in premium buildings can reach ¥550,000 to ¥850,000 or more per square meter ($3,550 to $5,480 per m² or €3,335 to €5,150 per m²).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Fukuoka.
What neighborhoods are best for first-time buyers on a budget in Fukuoka in 2026?
As of January 2026, the three best neighborhoods for first-time buyers on a budget in Fukuoka are Minami-ku (especially Ohashi and Takamiya), Higashi-ku (Kashii and Hakozaki), and Nishi-ku (Meinohama), which offer the best balance of price and accessibility.
In these budget-friendly Fukuoka neighborhoods, typical apartment prices range from ¥15 million to ¥25 million ($97,000 to $161,000 USD or €91,000 to €152,000 EUR), making homeownership more achievable for first-time buyers.
These neighborhoods offer strong bus and rail connections to central Fukuoka, local shopping and dining options, and a more relaxed residential atmosphere compared to the busy Tenjin-Hakata core.
The main trade-off is longer commute times to the city center, typically 15 to 30 minutes by train or bus, and less nightlife or entertainment within walking distance compared to Chuo-ku or Hakata-ku.
Which neighborhoods have the fastest-rising apartment prices in Fukuoka in 2026?
As of January 2026, the three neighborhoods with the fastest-rising apartment prices in Fukuoka are the Tenjin-side areas of Chuo-ku (Daimyo, Imaizumi, Yakuin), the Hakata Station orbit in Hakata-ku, and waterfront areas like Momochihama in Sawara-ku.
These fast-appreciating Fukuoka neighborhoods have seen price increases of roughly 5% to 10% year-over-year, outpacing the broader Fukuoka market average due to concentrated demand and limited new supply.
The main driver behind rapid price growth in these neighborhoods is Fukuoka's "two-core" urban structure, where Tenjin and Hakata Station create constant demand pressure, combined with redevelopment projects and limited available land for new construction.
You can also read our latest update about property price forecasts in Fukuoka.
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What extra costs will I pay on top of the apartment price in Fukuoka in 2026?
What are all the buyer closing costs when you buy an apartment in Fukuoka?
For a typical ¥25 million apartment purchase in Fukuoka, total buyer closing costs run approximately ¥1.5 million to ¥2.8 million ($10,000 to $18,000 USD or €9,000 to €17,000 EUR), depending on whether you pay cash or finance with a mortgage.
The main categories of closing costs for apartment buyers in Fukuoka include brokerage commission, stamp duty on the purchase contract, registration and license taxes, real estate acquisition tax, and judicial scrivener fees for handling the registration paperwork.
The largest closing cost for most buyers is typically the brokerage commission, which is capped by law at roughly 3% plus ¥60,000 plus consumption tax for properties above ¥4 million, followed by registration and license taxes that vary based on assessed property value.
Some closing costs are negotiable or variable, particularly brokerage fees where some agents may offer discounts, and acquisition tax which can be substantially reduced if the property meets certain size and age conditions under Fukuoka Prefecture's housing incentives.
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Fukuoka?
Buyers in Fukuoka should budget approximately 6% to 9% of the purchase price for closing costs when paying cash, or 8% to 11% when financing with a mortgage due to additional loan-related fees.
The realistic range covers most standard transactions, with the lower end applying to buyers who qualify for tax reductions and negotiate on brokerage fees, and the higher end for mortgage buyers with full acquisition tax liability and bank guarantee costs.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Fukuoka.
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 ongoing monthly and yearly costs of an apartment in Fukuoka in 2026?
What are typical HOA fees in Fukuoka right now?
Monthly building fees for apartments in Fukuoka, which cover both management and repair reserves, typically range from ¥18,000 to ¥33,000 ($116 to $213 USD or €109 to €200 EUR) depending on building size, age, and amenities.
Basic older buildings with minimal common facilities may charge as little as ¥15,000 per month ($97 USD or €91 EUR), while newer buildings with elevators, security systems, and concierge services in central Fukuoka can charge ¥40,000 or more per month ($258 USD or €242 EUR).
What utilities should I budget monthly in Fukuoka right now?
Total monthly utility costs for a typical apartment in Fukuoka run approximately ¥11,000 to ¥28,000 ($71 to $181 USD or €67 to €170 EUR), varying by apartment size, season, and usage patterns.
This range can stretch lower for small studios with minimal usage or higher for larger family apartments during peak summer or winter months when air conditioning or heating runs more frequently.
Typical monthly utilities in Fukuoka include electricity, gas (for cooking and hot water in most apartments), and water and sewerage, with electricity being the most variable depending on weather and lifestyle.
Electricity tends to be the most expensive utility for Fukuoka apartment owners, especially during hot, humid summers when air conditioning usage spikes, with monthly electric bills ranging from ¥6,000 to ¥14,000 depending on the season.
How much is property tax on apartments in Fukuoka?
Annual property tax for a typical apartment in Fukuoka ranges from approximately ¥50,000 to ¥150,000 ($323 to $968 USD or €303 to €909 EUR), depending on the property's assessed value rather than your actual purchase price.
Fukuoka City levies a fixed asset tax of 1.4% plus a city planning tax of 0.3%, for a combined rate of 1.7%, but this applies to the assessed value which is typically lower than market value.
The realistic range of annual property taxes spans from around ¥40,000 for smaller, older apartments with low assessed values to ¥200,000 or more for larger or newer units in prime central locations.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Fukuoka.
What's the yearly building maintenance cost in Fukuoka?
Yearly building maintenance costs for apartment owners in Fukuoka typically run ¥216,000 to ¥396,000 ($1,394 to $2,555 USD or €1,309 to €2,400 EUR), calculated as monthly building fees multiplied by twelve.
This range can be lower for well-funded older buildings with modest common areas or higher for newer buildings with extensive amenities, and occasional special assessments can add to costs if the reserve fund falls short during major repairs.
Building maintenance costs in Fukuoka cover common area cleaning, elevator maintenance, security systems, building insurance, landscaping, and contributions to the long-term repair reserve fund for future capital improvements.
In Japanese condominiums, building maintenance costs are included within the monthly management fee and repair reserve fund, so these are not separate charges but rather the components that make up your total monthly building fees.
How much does home insurance cost in Fukuoka?
Annual home insurance for an apartment in Fukuoka typically costs ¥15,000 to ¥50,000 ($97 to $323 USD or €91 to €303 EUR) for basic fire insurance coverage, or ¥30,000 to ¥90,000 ($194 to $581 USD or €182 to €545 EUR) with earthquake coverage added.
The realistic range depends on coverage level, building construction type, property value, and whether you add optional earthquake insurance, which significantly increases premiums but provides important protection in Japan's seismically active environment.
Home insurance is not legally mandatory for apartment owners in Fukuoka, but most mortgage lenders require fire insurance as a condition of the loan, and earthquake insurance is strongly recommended given Japan's natural disaster risks.
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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 Name | Why It's Authoritative | How We Used It |
|---|---|---|
| West Japan REINS | Official real estate network tracking actual completed transactions in West Japan. | We used it as our anchor for resale condo prices in Fukuoka Prefecture. We extracted average price, price per square meter, and typical unit size data. |
| Fukuoka City Tax Bureau | City government source explaining exact local property tax rates and calculations. | We used it to pin down annual property tax rates of 1.4% plus 0.3%. We explained that taxes apply to assessed value, not purchase price. |
| Fukuoka Prefecture | Prefectural government page for acquisition tax rules and housing reductions. | We used it to detail one-time acquisition tax and highlight major reductions for qualifying homes. We factored reductions into closing cost ranges. |
| National Tax Agency (Stamp Duty) | National tax authority's official guidance on reduced stamp duty schedules. | We used it to include stamp duty in closing costs. We described it as a fixed yen amount based on contract value brackets. |
| National Tax Agency (Registration Tax) | Official national tax table for property registration taxes including reduced rates. | We used it for ownership transfer registration tax and mortgage registration rates. We explained why closing costs often surprise foreign buyers. |
| Ministry of Justice Japan | Ministry responsible for Japan's real estate registration system. | We used it to explain why registration is mandatory and why buyers hire judicial scriveners. We supported our closing process explanations. |
| MLIT Brokerage Framework | MLIT's official portal to laws governing real estate broker practices. | We used it as the authoritative base for broker fee rules and legal fee ceilings. We supported our buyer cost breakdown with official regulations. |
| MLIT Brokerage Fee Explainer | MLIT's own document explaining the brokerage fee cap system. | We used it to ground brokerage commission calculations in closing costs. We translated caps into practical rules for Fukuoka apartment purchases. |
| Japan Housing Finance Agency | Government-affiliated agency providing benchmark Flat 35 mortgage rates. | We used it to anchor early 2026 mortgage rate reality at approximately 2.08%. We applied this to down payment and affordability discussions. |
| MLIT Condo Management Survey | MLIT's nationwide survey of condominium management conditions, widely cited. | We used it to estimate typical repair reserve fund levels in Japanese condos. We explained why these fees often rise over time. |
| Fukuoka City Condo Consultation | City program with JHF specifically about long-term condo repair planning. | We used it to reinforce that maintenance planning is taken seriously locally. We justified budgeting maintenance as a predictable ownership cost. |
| Saibu Gas | Regional gas utility's published tariff table for Fukuoka area. | We used it to ground gas utility budgeting in verifiable public rates. We provided realistic monthly ranges for apartments. |
| Kyushu Electric Power | Regional electric utility explaining billing components and rate structures. | We used it to explain why electricity bills vary month to month. We set realistic electricity budgets for Fukuoka apartment living. |
| Fukuoka City Waterworks Bureau | City's own water authority, the official source for water service information. | We used it to anchor that water is a municipal service. We supported budgeting water and sewer as steady monthly costs. |
| Statistics Bureau of Japan | Official statistics bureau's household spending and finance survey. | We used it to cross-check that our utility and condo fee budgets match typical household patterns. We kept ownership cost estimates realistic. |
| General Insurance Institute of Japan | Industry institute summarizing Japanese fire insurance market and products. | We used it to justify how condo insurance pricing varies by building type and coverage. We gave conservative annual ranges for apartment owners. |
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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