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Yes, the analysis of Fukuoka's property market is included in our pack
Foreigners have unrestricted access to buy property in Fukuoka, Japan's sixth-largest city and economic hub of Kyushu island.
The purchase process follows standard Japanese real estate procedures with specific requirements for deposits, legal documentation, and money transfers that international buyers must navigate carefully to avoid costly mistakes.
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Foreigners can purchase any type of property in Fukuoka without residency requirements, though financing requires 30-40% down payment for non-residents.
The complete purchase process typically takes 4-8 weeks and involves mandatory deposits, judicial scrivener services, and total transaction costs of 5-8% of the property price.
| Purchase Stage | Requirements | Typical Costs |
|---|---|---|
| Initial Application | Proof of funds, passport copy | No cost |
| Contract Signing | Deposit payment (5-10%) | ¥500,000-2,000,000 |
| Due Diligence | Property inspection, legal checks | ¥50,000-150,000 |
| Final Settlement | Remaining balance, closing costs | 3-5% of purchase price |
| Registration | Ownership transfer at Legal Affairs Bureau | Included in closing costs |
| Ongoing Costs | Annual property tax, maintenance fees | 1.4% assessed value + condo fees |
| Financing (if applicable) | 30-40% down payment for non-residents | 1.5-2.5% interest rates |
What are the eligibility rules for foreigners to buy property in Fukuoka?
Foreigners face no restrictions when buying property in Fukuoka and enjoy the same property rights as Japanese citizens.
You don't need Japanese residency, a specific visa type, or even physical presence in Japan to complete a property purchase. Tourist visa holders and people living abroad can buy property with identical legal rights to Japanese nationals.
The Japanese government places no time limits on foreign ownership, and you can freely buy, inherit, and sell property without citizenship requirements. However, owning property in Fukuoka doesn't grant you residency rights or visa privileges in Japan.
As of September 2025, only purchases exceeding ¥100 million require notification to Japan's Ministry of Finance within 20 days of the transaction.
This open policy makes Fukuoka one of the most accessible real estate markets in Asia for international buyers seeking both investment opportunities and personal residences.
What types of properties can I legally purchase in Fukuoka?
Foreign buyers can purchase virtually all property types in Fukuoka, from residential condominiums to commercial buildings.
Residential options include condominiums (called "mansions" in Japan), detached houses, townhomes, and entire apartment buildings. You can choose between freehold ownership (shoyuken), where you own both land and building, or leasehold arrangements (shakuchiken), where you own the building but lease the land.
Commercial properties like office buildings, retail spaces, and mixed-use developments are also available to foreign investors. Industrial properties and warehouses face no ownership restrictions either.
The main exceptions involve agricultural and forestry land, which may require special permits from local authorities. Properties near military installations, strategic infrastructure, or designated cultural heritage sites might have additional restrictions, though these rarely affect typical residential or commercial purchases in Fukuoka's main districts.
It's something we develop in our Japan property pack.
How do I find and work with a licensed real estate agent in Fukuoka?
Licensed real estate agents in Fukuoka are readily available through both local bilingual agencies and international franchise networks.
Specialized agencies like Yes! Fudousan and Fukuoka Yoka Real Estate cater specifically to foreign buyers, offering services in English and other languages. These companies understand the unique challenges international buyers face and can guide you through Japanese property regulations.
Major international brands like Century 21 maintain offices in Fukuoka with vetted agents experienced in foreign transactions. These agents typically charge 3% of the purchase price plus additional fees for their comprehensive services.
When selecting an agent, verify their license status and ask for references from previous foreign clients. The best agents will provide translated documents, accompany you to viewings, and coordinate with judicial scriveners and banks throughout the purchase process.
Most experienced agents in Fukuoka's international market can handle transactions remotely, allowing you to complete purchases without traveling to Japan if necessary.
What's the typical sequence of steps from choosing a property to signing the contract?
The Fukuoka property purchase process follows a structured eight-step sequence that typically takes 4-8 weeks to complete.
| Step | Activity | Timeline |
|---|---|---|
| 1. Budget Setting | Determine financing and set realistic price range | Week 1 |
| 2. Agent Engagement | Select licensed bilingual agent, sign representation agreement | Week 1 |
| 3. Property Search | Viewings, market analysis, shortlist creation | Week 1-3 |
| 4. Purchase Application | Submit offer with proof of funds documentation | Week 3-4 |
| 5. Price Negotiation | Limited negotiation (typically 1-3% discount possible) | Week 4 |
| 6. Contract Review | Review juuyou jikou setsumeisho (important matters explanation) | Week 4-5 |
| 7. Contract Signing | Sign purchase contract, pay deposit (5-10% of price) | Week 5 |
| 8. Due Diligence | Property inspections, legal checks, financing finalization | Week 6-8 |
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How does the deposit (shokikin) and earnest money (tetsukekin) system work?
The Japanese deposit system uses two key components that secure your property purchase and demonstrate serious buyer intent.
Shokikin serves as your down payment, typically ranging from 5-10% of the total property price and paid upon contract signing. This deposit secures the deal and gets deducted from your final payment at settlement.
Tetsukekin functions as earnest money that sometimes overlaps with the shokikin amount. This payment indicates your serious intent to purchase and may be refundable or forfeited depending on contract terms and the reasons for any transaction cancellation.
For a ¥20 million property, expect to pay ¥1-2 million as your combined deposit at contract signing. The exact amount depends on the property price, market conditions, and negotiated contract terms.
These payments must typically be made via bank transfer in Japanese yen, so factor in currency conversion timing and international transfer fees when planning your deposit payments.
What role does the judicial scrivener (shiho-shoshi) play in the process?
The judicial scrivener serves as a mandatory legal professional who ensures your property transaction complies with Japanese law and completes the ownership transfer process.
Their primary responsibilities include verifying the property's legal title, confirming no liens or disputes exist, preparing all transfer documents, and registering your new ownership at the Legal Affairs Bureau. This registration makes your ownership officially recognized under Japanese law.
The shiho-shoshi also coordinates the final settlement meeting where all parties sign documents, money changes hands, and keys transfer to you. They ensure all legal requirements are met and that the transaction proceeds smoothly.
Their fees typically range from ¥100,000-300,000 depending on property value and complexity, and these costs are included in your closing expenses. You cannot bypass this requirement - all property transfers in Japan must involve a licensed judicial scrivener.
Most international buyers work with judicial scriveners recommended by their real estate agents, though you have the right to choose your own if preferred.
What financing options exist for non-residents or foreigners living in Japan?
Financing options for foreign buyers in Fukuoka vary significantly based on your residency status, with non-residents facing stricter requirements than permanent residents.
Non-resident foreign buyers typically need 30-40% down payments when obtaining Japanese mortgages, compared to 10-20% for residents. Loan terms are often shorter (15-25 years versus 35 years), and interest rates range from 1.5-2.5% as of September 2025.
Banks willing to work with foreign buyers include SMBC Prestia, Shinsei Bank, and some regional institutions, though each has specific criteria regarding income verification, employment history, and loan amounts. Most require proof of stable income from your home country and may request income documentation translated into Japanese.
Cash purchases remain the most straightforward option for international buyers, eliminating financing complications and often providing more negotiating power with sellers. Many foreign investors in Fukuoka choose all-cash transactions to simplify the process.
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What taxes and fees do I need to budget for at the time of purchase?
Property purchases in Fukuoka involve multiple taxes and fees totaling 5-8% of the purchase price that you must pay at closing.
| Fee Type | Rate/Amount | Example (¥20M property) |
|---|---|---|
| Real Estate Agent Fee | 3% + ¥60,000 + tax | ¥726,000 |
| Registration Tax | 0.4-2% of property value | ¥80,000-400,000 |
| Acquisition Tax | 3-4% of assessed value | ¥480,000-640,000 |
| Judicial Scrivener Fee | ¥100,000-300,000 | ¥200,000 |
| Property Inspection | ¥50,000-150,000 | ¥100,000 |
| Administrative Costs | ¥20,000-50,000 | ¥35,000 |
| Total Estimated Costs | 5-8% of purchase price | ¥1,621,000 |
What ongoing property taxes or maintenance fees will I have to pay afterward?
Property ownership in Fukuoka involves annual tax obligations and maintenance costs that vary based on property type and location.
The fixed asset tax (kotei shisan zei) applies to all property owners at 1.4% of the assessed property value annually. Fukuoka city also levies an additional city planning tax of 0.3%, bringing your total annual property tax to 1.7% of assessed value.
Condominium owners pay monthly maintenance fees ranging from ¥8,000-25,000 depending on building amenities, age, and unit size. These fees cover common area maintenance, security, cleaning, elevator servicing, and building insurance. Luxury condominiums with pools, gyms, or concierge services command higher monthly fees.
Detached house owners avoid maintenance fees but bear full responsibility for property upkeep, insurance, and repairs. Budget approximately 1-2% of property value annually for maintenance and unexpected repairs.
As of September 2025, typical annual ownership costs for a ¥20 million condominium include ¥340,000 in property taxes plus ¥144,000-300,000 in maintenance fees, totaling ¥484,000-640,000 yearly.
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What are the common pitfalls foreigners face with contracts written only in Japanese?
Language barriers create the most significant risks for foreign buyers, as Japanese real estate contracts contain complex legal terminology that machine translations often misinterpret.
Critical contract clauses regarding cancellation rights, penalty fees, maintenance responsibilities, and renovation restrictions require precise understanding. Misunderstanding these terms can result in unexpected costs of ¥500,000-2,000,000 or legal disputes after purchase.
The juuyou jikou setsumeisho (important matters explanation document) contains essential information about property conditions, zoning restrictions, and potential issues that significantly affect property value and usage rights. This document is rarely translated automatically and requires professional interpretation.
Always request complete contract translations from certified translators or bilingual legal professionals before signing. Reputable agents should provide translated summaries of all key contract provisions and explain any unclear terms.
Budget ¥100,000-200,000 for professional translation services and legal review to avoid costly misunderstandings that could jeopardize your investment or create ongoing legal obligations you didn't anticipate.
How do I avoid confusion around zoning rules and land use restrictions in Fukuoka?
Fukuoka's zoning regulations significantly impact property usage, renovation possibilities, and future development potential that directly affect investment returns.
The city uses 12 different zoning categories ranging from exclusive low-rise residential areas to commercial districts, each with specific height limits, building coverage ratios, and permitted uses. Properties in Category 1 Exclusive Low-Rise Residential zones face strict height limits of 10-12 meters and prohibit most commercial activities.
Mixed-use zones allow residential and commercial combinations but may restrict certain business types or operating hours. Industrial zones permit various activities but may limit residential development or impose noise restrictions.
Before purchasing, request the property's zoning certificate (youto chiiki shoumeisho) from your agent and verify current zoning allows your intended use. Check if any zoning changes are planned that could affect property values or development rights.
Engage local legal experts familiar with Fukuoka's specific zoning ordinances, especially for investment properties where zoning changes could impact rental income or property appreciation potential.
What mistakes do buyers often make when transferring money internationally for the purchase?
International money transfers for Fukuoka property purchases frequently encounter problems that can delay or invalidate transactions if not handled correctly.
Common transfer mistakes include incorrect recipient bank details, missing purchase documentation, exceeding daily transfer limits, and using inappropriate transfer purposes in banking forms. Japanese banks require specific documentation proving the funds are for legitimate property purchases.
Currency conversion timing creates another risk - significant yen fluctuations between contract signing and settlement can increase your actual cost by hundreds of thousands of yen. Many buyers fail to lock in exchange rates or account for conversion fees when budgeting.
Anti-money laundering regulations require detailed documentation of fund sources, especially for transfers exceeding ¥3 million. Prepare bank statements, employment verification, and investment account records well before your settlement date.
Work with banks experienced in Japanese real estate transfers and consider using specialized foreign exchange services that offer better rates and lower fees than traditional banks. Factor in 2-5 business days for international transfers to clear before your settlement deadline.
It's something we develop in our Japan property pack.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Purchasing property in Fukuoka as a foreigner involves navigating Japanese legal requirements, financing constraints, and language barriers that require careful preparation and professional guidance.
Success depends on working with experienced bilingual agents, understanding all associated costs, and ensuring proper documentation for international money transfers and legal compliance.
Sources
- Taxes for Expats - Can Foreigners Buy Property in Japan
- Juwai Asia - Japan Property Guide
- Japan Property - Guide to Buying Properties
- Yes! Fudousan - About Us
- Real Estate Tokyo - Can Foreigners Buy Property
- Century 21 Global - Fukuoka Agents
- BambooRoutes - Japan Real Estate for Foreigners
- BambooRoutes - Fukuoka Property Guide
- Yes! Fudousan - Buying and Investing Guide
- Sumikawa - Real Estate Purchase Guide