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 been one of Japan's strongest performers, with residential land prices rising 9% year-on-year in 2025, the highest among all major Japanese cities.
This article covers the current housing prices in Fukuoka, recent trends, and our forecasts for 2026 and beyond, and we constantly update it with the latest data.
Whether you are looking to buy a home or invest in rental property, understanding the Fukuoka real estate market dynamics will help you make an informed decision.
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 City's residential land prices jumped 9% in 2025, marking the 13th consecutive year of growth and outpacing Tokyo's 7.9% increase in the same period.
- A typical 70-square-meter family condo in central Fukuoka now costs around ¥35 million (roughly $230,000 or €215,000), which remains 40% cheaper than comparable properties in Tokyo.
- The Tenjin Big Bang and Hakata Connected redevelopment projects are driving over 50 building reconstructions across Fukuoka's two main commercial cores, directly supporting nearby property values.
- Fukuoka's rental yields average around 5%, among the highest of any major Japanese city, compared to Tokyo's 3.6% average.
- The Bank of Japan raised its policy rate to 0.75% in January 2026, making mortgage affordability a bigger factor in Fukuoka's property market than at any point in the past decade.
- Fukuoka Airport's second runway, which opened in March 2025, increased flight capacity by 70%, strengthening the city's position as Japan's gateway to Asia.
- Neighborhoods like Hakozaki, Mugino, and areas around Ohori Park saw double-digit land price growth in 2025, outperforming even the premium Tenjin core.
- Fukuoka City's population is projected to keep growing until 2040, when it will peak at approximately 1.7 million, bucking Japan's nationwide decline.
- New condominium prices in Fukuoka City reached ¥56 million on average in 2024, a 40% jump from the previous year, though resale condos remain more affordable.
What are the current property price trends in Fukuoka as of 2026?
What is the average house price in Fukuoka as of 2026?
As of early 2026, the average property price in Fukuoka ranges from around ¥22 million ($145,000 or €135,000) for an existing detached house in the broader prefecture to approximately ¥35 million ($230,000 or €215,000) for a typical family-sized condominium in central Fukuoka City.
When it comes to price per square meter, Fukuoka City residential properties average around ¥500,000 per square meter ($3,300 or €3,100 per square meter), though this varies significantly between central wards like Chuo and Hakata, where prices are higher, and outer areas where they drop considerably.
For roughly 80% of property purchases in Fukuoka, you can expect to pay between ¥20 million and ¥80 million ($130,000 to $530,000, or €125,000 to €500,000), with the lower end covering smaller apartments and suburban houses, and the upper end including well-located condos in desirable neighborhoods like Tenjin, Yakuin, and Ohori.
How much have property prices increased in Fukuoka over the past 12 months?
Property prices in Fukuoka increased by an estimated 4% overall during the past 12 months, blending the strong performance of land values with the more moderate appreciation of finished homes and condominiums.
Looking at specific property types, residential land in Fukuoka City rose by 9% according to official government data, while existing condominiums grew by roughly 2% to 5%, and detached houses showed more modest gains between 0% and 3% depending on location.
The single biggest factor behind this price movement has been land scarcity in Fukuoka's central wards, combined with the ongoing Tenjin Big Bang and Hakata Connected redevelopment projects that have increased demand for properties near these improving commercial cores.
Which neighborhoods have the fastest rising property prices in Fukuoka as of 2026?
As of early 2026, the three neighborhoods with the fastest rising property prices in Fukuoka are Hakozaki in Higashi-ku, the Mugino and Morooka areas in Hakata-ku, and the Ohori Park vicinity in Chuo-ku, all of which appeared among the top performers in official land price rankings.
These neighborhoods recorded annual price growth ranging from approximately 10% to 13%, with Hakozaki leading due to improved accessibility and relatively affordable starting prices, Mugino benefiting from spillover demand from the Hakata Station redevelopment, and Ohori commanding premium pricing as one of Fukuoka's most desirable residential addresses.
The main demand driver is Fukuoka's unique two-core urban structure, where both Tenjin and Hakata Station function as major employment and commercial centers, so neighborhoods with easy access to either core experience persistent competition from buyers seeking convenience without paying the highest premiums.
By the way, you will find much more detailed price ranges across neighborhoods in our property pack covering the real estate market in Fukuoka.
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.
Which property types are increasing faster in value in Fukuoka as of 2026?
As of early 2026, the ranking of property types by value appreciation in Fukuoka places centrally located condominiums first, followed by compact apartments in prime areas, and then detached houses, which show more variable performance depending heavily on land values and commute times.
The top-performing property type, well-located condominiums near Tenjin or Hakata Station, appreciated by approximately 3% to 5% over the past year, with newer buildings and those close to subway lines performing at the higher end of this range.
Condominiums are outperforming other property types in Fukuoka because they match how most urban residents want to live: compact, walkable, with excellent rail access to the city's two job centers, which makes them consistently sought after by both owner-occupiers and investors.
Finally, if you're interested in a specific property type, you will find our latest analyses here:
- How much do properties cost in Fukuoka?
- How much should you pay for an apartment in Fukuoka?
- How much should you pay for a studio in Fukuoka?
What is driving property prices up or down in Fukuoka as of 2026?
As of early 2026, the three main factors driving property prices in Fukuoka are the ongoing urban redevelopment in Tenjin and Hakata, the city's continued population growth relative to other Japanese cities, and the scarcity of buildable land in central wards.
Among these factors, the redevelopment programs have the strongest upward pressure on Fukuoka property prices because the Tenjin Big Bang and Hakata Connected initiatives are adding high-grade office space, retail, and hotels that attract jobs and raise the desirability of nearby residential areas.
If you want to understand these factors at a deeper level, you can read our latest property market analysis about Fukuoka here.
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What is the property price forecast for Fukuoka in 2026?
How much are property prices expected to increase in Fukuoka in 2026?
As of early 2026, we expect property prices in Fukuoka to increase by 2% to 4% over the course of the year, with central condos likely performing at the higher end and detached houses in suburban areas at the lower end.
Forecasts from different analysts range from roughly 1% to 5%, with the more conservative estimates accounting for higher interest rates dampening buyer demand, and the more optimistic projections emphasizing Fukuoka's strong fundamentals and ongoing redevelopment momentum.
The main assumption underlying most forecasts is that the Bank of Japan will not raise rates dramatically beyond current levels, allowing mortgage affordability to remain manageable even if it is tighter than in previous years.
We go deeper and try to understand how solid are these forecasts in our pack covering the property market in Fukuoka.
Which neighborhoods will see the highest price growth in Fukuoka in 2026?
As of early 2026, the neighborhoods expected to see the highest price growth in Fukuoka are Tenjin, Daimyo, Akasaka, and Yakuin in Chuo-ku, along with the Hakata Station area and Gion in Hakata-ku, and emerging areas like Hakozaki in Higashi-ku.
For these top neighborhoods, we project price growth of approximately 4% to 7% over 2026, with the premium Chuo-ku locations at the higher end due to their proximity to completed Tenjin Big Bang projects and persistent land scarcity.
The primary catalyst is the continued completion of redevelopment buildings around both Tenjin and Hakata cores, which add jobs, retail, and amenities that make nearby residential properties more desirable.
One emerging neighborhood that could surprise with higher-than-expected growth is the Nishijin area in Sawara-ku, which offers good transit access and relatively affordable prices compared to the central core, making it attractive to buyers priced out of premium locations.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Fukuoka.
What property types will appreciate the most in Fukuoka in 2026?
As of early 2026, well-located condominiums near Tenjin and Hakata Station are expected to appreciate the most among Fukuoka property types, followed by compact rental-oriented apartments, while detached houses will likely show more modest and variable performance.
For top-performing condominiums in prime locations, we project appreciation of approximately 4% to 6% in 2026, with newer buildings and those near subway stations at the upper end of this range.
The main demand trend driving condo appreciation is the lifestyle preference of Fukuoka residents for urban convenience, combined with the city's young demographic profile compared to other Japanese cities, which keeps demand for centrally located units consistently strong.
The property type expected to underperform in Fukuoka is detached houses in areas with longer commute times to the urban cores, as rising interest rates make buyers more price-sensitive and less willing to trade location for space.
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.
How will interest rates affect property prices in Fukuoka in 2026?
As of early 2026, the Bank of Japan's policy rate stands at 0.75%, and this higher rate environment compared to the ultra-low era is expected to cool property price growth moderately while widening the gap between prime and non-prime locations.
Variable mortgage rates in Japan currently range from about 0.7% to 1.0%, up from 0.4% to 0.6% a year ago, and fixed rates have risen similarly, with further increases possible if the BOJ continues normalizing policy as indicated.
A 1% increase in mortgage rates typically reduces buying power by roughly 10% for a given monthly payment, which means Fukuoka buyers may need to target smaller properties or less central locations, though the effect is softened by the city's relative affordability compared to Tokyo.
You can also read our latest update about mortgage and interest rates in Japan.
What are the biggest risks for property prices in Fukuoka in 2026?
As of early 2026, the three biggest risks for Fukuoka property prices are larger-than-expected interest rate hikes by the Bank of Japan, an affordability ceiling where prices outpace local incomes, and potential oversupply in specific micro-locations where multiple new projects complete simultaneously.
Among these, the risk with the highest probability of materializing is the affordability ceiling, as Fukuoka prices have already risen significantly in recent years and local incomes, while growing, may not keep pace if the current trajectory continues.
We actually cover all these risks and their likelihoods in our pack about the real estate market in Fukuoka.
Is it a good time to buy a rental property in Fukuoka in 2026?
As of early 2026, buying a rental property in Fukuoka can still be a good decision if you focus on areas with deep tenant demand near Tenjin or Hakata Station and stress-test your investment against higher borrowing costs.
The strongest argument for buying now is that Fukuoka offers rental yields around 5%, among the highest of any major Japanese city, combined with ongoing redevelopment that supports both rental demand and long-term capital appreciation.
The strongest argument for waiting is that interest rates are no longer near zero, which means your margin for error is smaller, and rushing into a purchase without proper due diligence could leave you vulnerable if rates rise further or rental demand softens.
If you want to know our latest analysis (results may differ from what you just read), you can read our assessment on whether now is a good time to buy a property in Fukuoka.
You'll also find a dedicated document about this specific question in our pack about real estate in Fukuoka.
Buying real estate in Fukuoka can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Where will property prices be in 5 years in Fukuoka?
What is the 5-year property price forecast for Fukuoka as of 2026?
As of early 2026, we forecast cumulative property price growth in Fukuoka of approximately 12% to 20% over the next five years, bringing us to late 2030 or early 2031.
The range of 5-year forecasts spans from a conservative scenario of around 10% total growth (if rates rise sharply and the economy weakens) to an optimistic scenario of roughly 25% (if redevelopment momentum accelerates and rates stabilize).
This translates to a projected average annual appreciation rate of roughly 2.5% to 4% per year over the five-year period, which represents a moderation from recent peak years but still solid performance by Japanese standards.
The key assumption most forecasters rely on is that Fukuoka's population will continue growing and the city will maintain its economic dynamism relative to other regional Japanese cities, sustaining housing demand even as the national population declines.
Which areas in Fukuoka will have the best price growth over the next 5 years?
The top three areas in Fukuoka expected to have the best price growth over the next five years are the Tenjin, Daimyo, and Yakuin cluster in Chuo-ku, the Hakata Station and surrounding grid in Hakata-ku, and improving nodes like Hakozaki in Higashi-ku that combine accessibility with relative affordability.
For these top-performing areas, we project 5-year cumulative price growth of approximately 18% to 30%, with the premium Chuo-ku locations at the higher end due to persistent land scarcity and amenity upgrades from completed redevelopment projects.
This forecast is largely consistent with our shorter-term 2026 outlook, as the same fundamentals driving near-term performance, specifically redevelopment and land scarcity, are structural factors that will continue supporting these neighborhoods over the medium term.
One currently undervalued area with the best potential for outperformance over five years is Nishijin in Sawara-ku, which offers solid transit connections and neighborhood amenities at prices significantly below the Tenjin core, positioning it well to capture demand from buyers seeking value.
What property type will give the best return in Fukuoka over 5 years as of 2026?
As of early 2026, well-located condominiums in central Fukuoka are expected to deliver the best total return over five years, combining capital appreciation with rental income potential.
For top-performing condos in the Tenjin and Hakata orbit, we project 5-year total returns of approximately 35% to 50% when combining estimated appreciation of 18% to 28% with rental yields averaging around 4% to 5% annually.
The main structural trend favoring condominiums is that Fukuoka's young, urban population prefers compact, transit-accessible housing, and the city's two-core development model means well-located condos benefit from multiple employment centers rather than just one.
For investors seeking a balance of return and lower risk, existing (resale) condominiums in established neighborhoods like Yakuin or Ohori offer a more moderate but stable profile compared to newer developments in emerging areas.
How will new infrastructure projects affect property prices in Fukuoka over 5 years?
The three major infrastructure projects expected to impact Fukuoka property prices over the next five years are the Fukuoka Airport second runway (already operational since March 2025), the ongoing Tenjin Big Bang redevelopment program, and the Hakata Connected initiative around Hakata Station.
Properties near completed infrastructure projects in Fukuoka typically command a price premium of roughly 5% to 15% compared to similar properties farther from these improvements, with the effect strongest for residential units within walking distance of new commercial and transit facilities.
The neighborhoods that will benefit most from these infrastructure developments are central Tenjin and its immediate surroundings, the Hakata Station grid extending toward Gion and the airport direction, and areas along the subway lines that connect to the expanded airport.
How will population growth and other factors impact property values in Fukuoka in 5 years?
Fukuoka City's population is projected to continue growing over the next five years, with estimates suggesting the city will reach approximately 1.68 million residents by 2030 on its way to a peak around 1.7 million in 2040, supporting sustained housing demand even as Japan's national population declines.
The demographic shift with the strongest influence on Fukuoka property demand is the city's relatively young population profile compared to other Japanese cities, which sustains household formation and keeps rental markets active.
Migration patterns, particularly domestic migration from other parts of Kyushu and growing international resident numbers (foreign residents now make up around 18% of new tenants in Fukuoka), will continue supporting property values by adding to buyer and renter pools.
The property types and areas that will benefit most from these demographic trends are centrally located condominiums and compact apartments near employment centers, as young professionals and new households prioritize convenience over space.
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 is the 10 year property price outlook in Fukuoka?
What is the 10-year property price prediction for Fukuoka as of 2026?
As of early 2026, we forecast cumulative property price growth in Fukuoka of approximately 25% to 40% over the next ten years, bringing us to early 2036.
The range of 10-year forecasts spans from a conservative scenario of around 20% total growth (if Japan faces prolonged economic headwinds and rates rise substantially) to an optimistic scenario of roughly 50% (if Fukuoka's regional advantages accelerate relative to other Japanese cities).
This translates to a projected average annual appreciation rate of roughly 2.5% to 3.5% per year over the decade, representing steady but not spectacular growth that compounds meaningfully over time.
The biggest uncertainty factor in making 10-year predictions for Fukuoka is the trajectory of Bank of Japan monetary policy, as the shift away from ultra-low rates fundamentally changes the math for both homebuyers and investors in ways that are difficult to predict over such a long horizon.
What long-term economic factors will shape property prices in Fukuoka?
The three long-term economic factors that will shape Fukuoka property prices over the next decade are the interest rate environment set by the Bank of Japan, the city's ability to maintain population growth and attract businesses, and the completion and success of major infrastructure and redevelopment projects.
The factor with the most positive impact on long-term property values will be Fukuoka's strategic position as Japan's gateway to Asia, which the airport expansion and redevelopment programs are designed to strengthen, potentially attracting more corporate headquarters and international investment.
The factor posing the greatest structural risk is Japan's overall demographic decline, which could eventually reach Fukuoka even though the city is currently bucking national trends, potentially constraining buyer pools and rental demand in the longer term.
You'll also find a much more detailed analysis in our pack about real estate in Fukuoka.
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 |
|---|---|---|
| Fukuoka City 2025 Publicized Land Prices | Official city summary of national land price data for Fukuoka. | We used it to anchor current residential land values and year-on-year changes. We also identified which wards are seeing the strongest price growth. |
| Fukuoka City Top Movers Land Price Table | Official plot-level ranking from the public land price notice. | We used it to name specific neighborhoods with the highest price increases. We treated it as a hotspot map for tight demand areas. |
| MLIT Land Market Value Publication | Japan's national ministry responsible for land and real estate statistics. | We used it to validate definitions and the role of publicized land prices. We kept our analysis consistent with official government framing. |
| Nishinihon REINS Monthly Summary | Official regional report from Japan's MLS-style transaction network. | We used it to quantify existing condo and house sale levels. We relied on its price-per-square-meter series as a transaction reality check. |
| Tokyo Kantei Used Condo Price Index | Long-running property research firm with standardized methodology. | We used it to estimate Fukuoka City typical family condo pricing. We triangulated it with REINS for a city-focused view. |
| MLIT Real Estate Information Library | Government's official access point for real estate datasets. | We used it as a conceptual backstop for how Japan standardizes data. We aligned interpretations across land and transaction indicators. |
| Reuters BOJ Policy Coverage | Highly reputable wire service with tight editorial controls. | We used it to anchor where interest rates stand as of the first half of 2026. We framed the rate-risk channel for our forecasts. |
| MLIT Fukuoka Airport Runway Press Release | Official national government announcement with specific dates. | We used it to ground the infrastructure timeline affecting housing demand. We treated it as a verifiable milestone for momentum. |
| Fukuoka Prefecture Airport Confirmation | Prefecture's official confirmation of the runway start date. | We used it to cross-check the MLIT date and reduce single-source risk. We strengthened the infrastructure forecast narrative. |
| Fukuoka City Population Statistics | City's official population reporting, updated regularly. | We used it to support the key demand driver of population growth. We kept the analysis specific to Fukuoka's demographics. |
| Fukuoka City Hakata Connected Page | City's primary page for major redevelopment around Hakata Station. | We used it to identify where commercial density is being upgraded. We cited it as evidence for neighborhood outperformance. |
| Fukuoka City Tenjin Big Bang + Hakata Connected PDF | Official city document explaining redevelopment programs. | We used it to connect redevelopment to housing demand clearly. We justified why central wards stay structurally expensive. |
| IMF World Economic Outlook | Top-tier international institution with transparent macro assumptions. | We used it to frame the baseline economic environment for forecasts. We kept predictions consistent with mainstream expectations. |
| OECD Economic Outlook Japan Chapter | Highly credible cross-country forecaster with comparable methods. | We used it to cross-check IMF assumptions and avoid single-source bias. We translated macro conditions into housing demand logic. |
| Global Property Guide Japan | Respected independent source for rental yields and price trends. | We used it to benchmark Fukuoka rental yields against other cities. We incorporated yield data into investment assessments. |
| Fukuoka Facts (City Statistics Portal) | Official city portal presenting key data in accessible format. | We used it to verify population growth and city characteristics. We supported demand-side analysis with official figures. |
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If you want to go deeper, you can read the following: