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SUMMARY
We analyzed apartment rental yields in Fukuoka, as of 2026, for residential apartment buyers, using the raw dataset provided and turning it into a practical rental-yield guide for foreign individual investors.
This page is updated regularly, so the numbers should be read as a May 2026 snapshot of the Fukuoka apartment market rather than as a permanent forecast.
The clearest finding is that Fukuoka studios usually produce the strongest rental yields because small apartments rent efficiently against their purchase price.
Takamiya, Ijiri, Hakozaki, and Kashii show the strongest studio net yields in the dataset, with Takamiya reaching about 5.7% net yield and Ijiri about 5.6% net yield.
For buyers who want yield but still care about tenant depth, Hakata Station/Minoshima, Nishijin, Ropponmatsu, and Yakuin are easier to understand than cheaper outer areas.
The weakest pure income profiles are in Ohori Park and Tenjin, especially for 2-bedroom apartments, where net yields fall to about 2.6% and 2.7%.
Fukuoka 1-bedroom apartments are the safest middle product for many beginner landlords. They usually produce less yield than studios, but tenant demand can be steadier and resale logic is easier to explain.
Fukuoka 2-bedroom apartments need more selectivity. Nishijin 2-bedrooms look unusually strong for a desirable area, while Ohori Park and Tenjin 2-bedrooms look weak for buyers focused on rental income.
The main risk for a foreign individual buyer is confusing a high headline yield with a good investment. In Fukuoka, station access, building age, management quality, tenant depth, and resale liquidity matter as much as the gross yield.
The practical takeaway is that Takamiya, Hakozaki, Ijiri, and Kashii are better yield stories, while Nishijin, Yakuin, Hakata Station/Minoshima, Ropponmatsu, and Akasaka/Daimyo offer stronger stability and liquidity.
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Neighborhoods and apartment rental yields in Fukuoka in 2026
This table compares apartment rental yields in Fukuoka by neighborhood and apartment type.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments. In our real estate pack about Fukuoka, you will find much more detailed data, including annual fees, occupancy, time to rent, main demand, main risk, and investment profile.
The table should be read as a practical comparison tool. A higher yield is useful only when the apartment also has credible tenant demand, acceptable building quality, and a realistic resale story.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Akasaka/Daimyo | ¥18.8m | ¥76,000 | 4.9% | 3.4% | ¥31.5m | ¥128,000 | 4.9% | 3.6% | ¥53.0m | ¥198,000 | 4.5% | 3.4% |
| Chihaya | ¥11.2m | ¥60,000 | 6.4% | 4.9% | ¥22.5m | ¥93,000 | 5.0% | 3.7% | ¥34.8m | ¥126,000 | 4.3% | 3.2% |
| Hakozaki | ¥9.8m | ¥56,000 | 6.9% | 5.4% | ¥19.5m | ¥85,000 | 5.2% | 3.9% | ¥31.0m | ¥112,000 | 4.3% | 3.2% |
| Hakata Station/Minoshima | ¥13.5m | ¥70,000 | 6.2% | 4.7% | ¥25.5m | ¥108,000 | 5.1% | 3.8% | ¥41.0m | ¥155,000 | 4.5% | 3.4% |
| Ijiri | ¥8.8m | ¥52,000 | 7.1% | 5.6% | ¥17.5m | ¥78,000 | 5.3% | 4.0% | ¥28.0m | ¥104,000 | 4.5% | 3.4% |
| Kashii | ¥9.5m | ¥54,000 | 6.8% | 5.3% | ¥18.8m | ¥82,000 | 5.2% | 3.9% | ¥29.5m | ¥110,000 | 4.5% | 3.4% |
| Meinohama | ¥10.5m | ¥57,000 | 6.5% | 5.0% | ¥21.5m | ¥87,000 | 4.9% | 3.6% | ¥33.5m | ¥116,000 | 4.2% | 3.1% |
| Nishijin | ¥14.8m | ¥79,900 | 6.5% | 5.0% | ¥26.8m | ¥107,100 | 4.8% | 3.5% | ¥43.5m | ¥185,300 | 5.1% | 4.0% |
| Ohori Park | ¥19.5m | ¥82,000 | 5.0% | 3.5% | ¥35.0m | ¥125,000 | 4.3% | 3.0% | ¥62.0m | ¥190,000 | 3.7% | 2.6% |
| Ropponmatsu | ¥13.8m | ¥69,000 | 6.0% | 4.5% | ¥25.0m | ¥105,000 | 5.0% | 3.7% | ¥40.0m | ¥160,000 | 4.8% | 3.7% |
| Takamiya | ¥10.8m | ¥64,800 | 7.2% | 5.7% | ¥21.0m | ¥93,000 | 5.3% | 4.0% | ¥33.5m | ¥125,000 | 4.5% | 3.4% |
| Tenjin | ¥20.5m | ¥81,000 | 4.7% | 3.2% | ¥36.5m | ¥135,000 | 4.4% | 3.1% | ¥62.5m | ¥200,000 | 3.8% | 2.7% |
| Yakuin | ¥16.5m | ¥71,300 | 5.2% | 3.7% | ¥29.0m | ¥122,200 | 5.1% | 3.8% | ¥48.5m | ¥190,500 | 4.7% | 3.6% |
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 neighborhoods offer the best net yield among areas people actually want to live in Fukuoka?
The best net-yield neighborhoods among areas people actually want to live in Fukuoka are Takamiya, Nishijin, Hakata Station/Minoshima, Ropponmatsu, and Hakozaki.
Takamiya is the clearest income signal in the dataset. Studio apartments show about 5.7% net yield, while 1-bedroom apartments still reach about 4.0% net yield.
Hakozaki is also strong for yield. A studio apartment at about ¥9.8m and ¥56,000 monthly rent produces roughly 5.4% net yield, which is one of the best returns in Fukuoka.
Nishijin is more expensive, but it has better livability and broader demand. Its studio net yield is around 5.0%, and its 2-bedroom net yield is around 4.0%, which is unusually strong for a desirable Fukuoka neighborhood.
Hakata Station/Minoshima is the most transport-driven option. Studio net yield is about 4.7%, supported by job access, rail access, airport-linked movement, and demand from renters who value convenience.
The honest interpretation is that Takamiya and Hakozaki give more yield, while Nishijin and Hakata give better tenant depth and liquidity. For a beginner buyer, that difference matters more than a small yield gap.
Where can I find apartments with above-average yields and below-average entry prices in Fukuoka?
The clearest above-average-yield and below-average-entry-price apartment markets in Fukuoka are Ijiri, Kashii, Hakozaki, Takamiya, and Meinohama.
Ijiri has the lowest studio entry price in the table, at about ¥8.8m, while still producing about 5.6% net yield. That is a very strong rent-to-price relationship for a small apartment.
Kashii and Hakozaki offer a similar east-side affordability story. Kashii studios are estimated around ¥9.5m with 5.3% net yield, while Hakozaki studios are around ¥9.8m with 5.4% net yield.
Takamiya is the best compromise because it is not only cheap. A studio at about ¥10.8m and ¥64,800 monthly rent gives 5.7% net yield, with better livability and access than many lower-prestige areas.
Meinohama looks useful for smaller units, with studios at about ¥10.5m and 5.0% net yield. The 2-bedroom profile is weaker, at about 3.1% net yield, so apartment type matters.
The practical takeaway is that cheap entry prices can help, but only when the location still has tenant demand. In Fukuoka, a cheap old unit far from the station can turn a good yield headline into a difficult rental.
Where does the rent level justify the purchase price most clearly in Fukuoka?
The rent level most clearly justifies the purchase price in Takamiya, Hakozaki, Ijiri, Hakata Station/Minoshima, and Ropponmatsu.
Takamiya is the strongest example. Studio apartments show about 7.2% gross yield and 5.7% net yield, which means the rent is high relative to the purchase price.
Ijiri also has strong rent coverage. A studio at about ¥8.8m and ¥52,000 monthly rent produces about 7.1% gross yield and 5.6% net yield.
Hakata Station/Minoshima is more expensive than Ijiri, but the rent is supported by a clearer demand story. A studio at about ¥13.5m and ¥70,000 monthly rent gives about 6.2% gross yield.
Ropponmatsu is less dramatic but more balanced. Its 1-bedroom and 2-bedroom apartments both show about 3.7% net yield, which is solid for a livable central-west neighborhood.
Ohori Park and Tenjin are the opposite. Tenants pay high rents there, but buyers pay even higher prices, so the rental-income case is weaker.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Fukuoka?
The best places for stable rental income in Fukuoka are Nishijin, Yakuin, Hakata Station/Minoshima, Ropponmatsu, and Akasaka/Daimyo.
These areas do not always have the highest net rental yield in Fukuoka, but tenant demand is deeper and easier to understand.
Nishijin is especially strong for stability. It has Airport Line appeal, daily livability, shopping, schools, student demand, and professional demand, while 2-bedroom apartments still reach about 4.0% net yield.
Yakuin gives a central residential profile with good rent levels. A 1-bedroom apartment is estimated around ¥122,200 per month, and a 2-bedroom apartment around ¥190,500 per month.
Hakata Station/Minoshima works because renters pay for mobility. A 1-bedroom apartment at about ¥25.5m and ¥108,000 monthly rent produces around 3.8% net yield.
The trade-off is simple. Stable areas cost more, but they usually reduce vacancy risk, make tenant demand easier to explain, and help resale liquidity.
Which apartment type gives the best return for the lowest total investment in Fukuoka?
The apartment type that gives the best return for the lowest total investment in Fukuoka is the studio apartment.
Studios consistently produce the highest net yields in the table. Takamiya studios reach 5.7% net yield, Ijiri studios 5.6%, Hakozaki studios 5.4%, and Kashii studios 5.3%.
The entry price is also lowest for studios. Ijiri studios are about ¥8.8m, Kashii studios about ¥9.5m, Hakozaki studios about ¥9.8m, and Meinohama studios about ¥10.5m.
One-bedroom apartments are the safer middle product. They usually sit around 3.5% to 4.0% net yield, but they can attract single professionals, couples, and longer-stay renters.
Two-bedroom apartments have higher monthly rent but usually weaker return on capital. In Tenjin, a 2-bedroom apartment rents around ¥200,000 per month, but the net yield is only about 2.7% because the purchase price is about ¥62.5m.
For a beginner buyer, the practical rule is simple. Buy a studio near a station for yield, or buy a 1-bedroom in Nishijin, Yakuin, Hakata, or Ropponmatsu for balance.
We give you more details in the our real estate pack about Fukuoka.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Fukuoka?
The neighborhoods that combine strong rental income with lower vacancy risk in Fukuoka are Nishijin, Yakuin, Hakata Station/Minoshima, Akasaka/Daimyo, and Ropponmatsu.
Nishijin has one of the strongest risk-adjusted profiles in the dataset. A 2-bedroom apartment rents around ¥185,300 per month and still produces about 4.0% net yield.
Yakuin has strong central residential demand. Its 1-bedroom rent is about ¥122,200 per month, and its 2-bedroom rent is about ¥190,500 per month.
Hakata Station/Minoshima is supported by Fukuoka’s most important transport node. A 1-bedroom apartment rents around ¥108,000 per month and produces about 3.8% net yield.
Akasaka/Daimyo is lower-yielding, but the tenant and resale story is easier to understand than in cheaper outer districts. It is more of a liquidity market than a maximum-yield market.
The real signal is not just high rent. Tenjin and Ohori Park also have high rents, but their purchase prices compress yields, so the income return is weaker.
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.
Which areas look overpriced relative to their rental income in Fukuoka?
The areas that look most overpriced relative to rental income in Fukuoka are Ohori Park, Tenjin, and parts of Akasaka/Daimyo.
Ohori Park is the clearest example. A 2-bedroom apartment costs about ¥62.0m and rents around ¥190,000 per month, producing only about 2.6% net yield.
Tenjin has the same income problem. A 2-bedroom apartment costs around ¥62.5m and rents around ¥200,000 per month, but the net yield is only about 2.7%.
Akasaka/Daimyo is better than Tenjin for residential use, but it is still not cheap. Studio and 1-bedroom net yields sit around 3.4% and 3.6%, so the buyer is paying for centrality and liquidity.
These are not bad neighborhoods. They are weak rental-yield neighborhoods for new buyers who care mainly about income.
For a foreign individual buyer, the practical takeaway is to separate lifestyle value from rental value. Ohori Park and Tenjin may preserve capital well, but they do not maximize rental income.
Which neighborhoods should I avoid even if the rental yield looks attractive in Fukuoka?
Beginner investors should be careful with Ijiri, Kashii, Hakozaki, and Meinohama when the only reason for buying is a high headline yield.
Ijiri studios show about 5.6% net yield, which is attractive. The risk is that lower prestige and weaker resale liquidity can matter if the building is old, poorly managed, or far from the station.
Kashii and Hakozaki also show strong studio yields, at about 5.3% and 5.4% net. The risk is not necessarily weak demand, but more price-sensitive demand and building-specific resale appeal.
Meinohama is useful for studios, but the 2-bedroom profile drops to about 3.1% net yield. That means family-sized units need better location, parking, layout, and building quality to rent smoothly.
The avoid rule is not to avoid the whole neighborhood. The avoid rule is to avoid weak buildings in these neighborhoods.
For a beginner buyer in Fukuoka, being within a short walk of a station is often more important than chasing the highest table yield.
Which neighborhoods look risky even though the rental yield is high in Fukuoka?
The high-yield but riskier Fukuoka neighborhoods are Ijiri, Hakozaki, Kashii, and parts of Meinohama.
These areas are attractive because prices are lower, not because tenant demand is automatically stronger than in Nishijin or Yakuin.
Ijiri is the clearest high-yield risk case. A studio produces about 5.6% net yield, but the renter base is more budget-sensitive, and resale depth can be thinner.
Hakozaki benefits from rail access and institutional demand, but it is not as universally liquid as Nishijin or Yakuin. A good building near transport is very different from a weaker property farther away.
Kashii has practical east-side demand, but it is more of a cash-flow market than a prestige market. That can be fine if the buyer is disciplined on price and building quality.
A safer alternative is Ropponmatsu or Hakata Station/Minoshima. The yield may be lower, but tenant demand is broader and easier for a beginner to understand.
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What neighborhoods should I avoid when buying a rental apartment in Fukuoka?
When buying a rental apartment in Fukuoka, beginners should avoid poorly located units in Ijiri, Kashii, Meinohama, and outer Hakozaki, and avoid overpriced income units in Ohori Park and Tenjin.
Ijiri should be avoided when the unit is old, far from the station, or priced only on the promise of high yield. The neighborhood can work, but mistakes are less forgiving.
Kashii should be avoided for weak buildings with limited resale appeal. The table shows strong studio net yield at about 5.3%, but that does not protect a buyer from poor building selection.
Meinohama should be approached carefully for 2-bedroom apartments. The dataset shows only about 3.1% net yield for 2-bedroom units, so the apartment must have strong family appeal.
Ohori Park and Tenjin should not be avoided as places to live. They should be avoided by yield-focused buyers because 2-bedroom net yields fall below 3.0%.
The simple rule is this: avoid apartments where the only attractive number is the purchase price, and avoid premium apartments where the rent cannot support the capital required.
Which neighborhoods are seeing rental demand weaken, and why, in Fukuoka?
The neighborhoods where rental demand looks more fragile are premium high-price areas for larger apartments, especially Ohori Park and Tenjin, plus outer areas where older stock competes poorly.
This does not mean Fukuoka rental demand is weak overall. It means the rental case becomes more selective when purchase prices rise faster than achievable rent.
Ohori Park still has strong lifestyle demand, but the income return is thin. A 2-bedroom apartment at about ¥62.0m and ¥190,000 monthly rent produces only about 2.6% net yield.
Tenjin is similar. The neighborhood has central demand, but a 2-bedroom apartment at about ¥62.5m and ¥200,000 monthly rent produces only about 2.7% net yield.
In outer areas, the weakness is more building-specific. Older, small, poorly maintained apartments can take longer to rent if tenants can choose newer units near stations.
The practical recommendation is to be stricter on unit quality in both cases. In premium areas, be strict on price. In cheaper areas, be strict on location, building condition, and tenant depth.
Which neighborhoods are seeing new developments that could create stronger rental demand in Fukuoka?
The strongest development-led demand story in Fukuoka is in Tenjin, Akasaka/Daimyo, Hakata Station/Minoshima, and Ropponmatsu.
Tenjin has the clearest redevelopment story, but the yield table shows that buyers must be careful. Central improvement can support demand, but it can also push purchase prices up faster than rent.
Akasaka/Daimyo benefits from spillover from the Tenjin core. It is close to jobs, retail, restaurants, hotels, and lifestyle amenities, while feeling more residential than Tenjin itself.
Hakata Station/Minoshima benefits from Hakata’s role as a transport and employment hub. Even when the yield is not the highest, tenant depth is strong because renters value mobility.
Ropponmatsu benefits from central-west livability and better subway logic. Its 2-bedroom net yield of about 3.7% is not spectacular, but it is more balanced than many premium areas.
The practical takeaway is to favor demand-creating development, not just development headlines. New offices, transport, schools, hospitals, and mixed-use districts can deepen tenant demand, while expensive new apartment supply can also create competition.
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.
Which neighborhoods are becoming more attractive to renters because of recent infrastructure or transport changes in Fukuoka?
The neighborhoods becoming more attractive to renters because of transport logic are Ropponmatsu, Yakuin, Hakata Station/Minoshima, Tenjin, and areas connected to the central subway network.
Ropponmatsu benefits because renters can live in a more residential central-west area while keeping easier access to Hakata and other job nodes.
Yakuin benefits because it sits between lifestyle demand and transport convenience. It is central without feeling as purely commercial as Tenjin.
Hakata Station/Minoshima benefits as the destination node. Renters who need rail access, airport movement, Shinkansen access, or central jobs understand the location immediately.
Tenjin also benefits from central transport and redevelopment, but the investor problem is pricing. The dataset shows 2-bedroom net yield at only about 2.7%.
The practical takeaway is not to pay twice for infrastructure. If a transport improvement is already known and already priced in, the buyer still needs the rent and purchase price to make sense.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Fukuoka?
The neighborhoods that have become less attractive for rental-income investors over the last 12 months are Tenjin, Ohori Park, and some parts of Akasaka/Daimyo.
The reason is not weak demand. The reason is that purchase prices in these premium areas make the rental-income math less forgiving.
Tenjin remains strategically important, but a 2-bedroom apartment at about ¥62.5m and ¥200,000 monthly rent produces only around 2.7% net yield.
Ohori Park remains one of Fukuoka’s best lifestyle neighborhoods, but 1-bedroom and 2-bedroom net yields sit around 3.0% and 2.6%. That is low for a buyer focused on income.
Akasaka/Daimyo still works for liquidity, but it is harder to buy there at a price that leaves a strong rental spread. Studio and 1-bedroom net yields are around 3.4% and 3.6%.
The practical conclusion is that these areas are still investable only with disciplined pricing. They make more sense for lifestyle, liquidity, and capital preservation than for maximum rental yield.
Which apartment types are becoming harder to rent in Fukuoka, and in which neighborhoods?
The apartment type becoming harder to justify in Fukuoka is the expensive 2-bedroom apartment in premium neighborhoods, especially Ohori Park, Tenjin, and some Akasaka/Daimyo properties.
This does not mean 2-bedroom apartments are weak everywhere. Nishijin 2-bedrooms look attractive, with about ¥185,300 monthly rent and about 4.0% net yield.
The problem is price. In Ohori Park and Tenjin, 2-bedroom purchase prices are around ¥62.0m to ¥62.5m, while net yields are only about 2.6% to 2.7%.
Studios remain the easiest format to justify financially in Takamiya, Ijiri, Hakozaki, Kashii, Meinohama, and Hakata Station/Minoshima. They combine lower entry price with higher rent efficiency.
But studios still need station access and clean building management. A small apartment far from transport can suffer higher turnover and weaker resale interest.
For a beginner, the safest rule is to buy studios for yield, 1-bedroom apartments for balance, and 2-bedroom apartments only where family demand is deep enough to support the price.
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INSIGHTS
These insights are drawn from the Fukuoka apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Fukuoka.
- Takamiya studios show the strongest overall yield signal in Fukuoka. The estimated 5.7% net yield is supported by a moderate entry price, practical access, and stronger livability than many cheaper areas.
- Ijiri studios are the cheapest high-yield format in the dataset. The ¥8.8m entry price and 5.6% net yield look attractive, but the buyer must be stricter about station distance and resale liquidity.
- Hakozaki and Kashii are practical cash-flow markets. They work best for investors who understand east-side demand and avoid weak older buildings.
- Nishijin is one of the best risk-adjusted neighborhoods in Fukuoka. It is not the cheapest area, but studio net yield of about 5.0% and 2-bedroom net yield of about 4.0% are strong for a desirable location.
- Hakata Station/Minoshima is a transport-led rental market. Renters pay for access to rail, work, airport movement, and short commutes, which makes the area easier for beginners to understand.
- Yakuin is better for stable income than for maximum yield. Its rent levels are high, especially for 1-bedroom and 2-bedroom apartments, but purchase prices keep yields moderate.
- Akasaka/Daimyo is a liquidity market more than a yield market. Buyers are paying for centrality, lifestyle, tenant depth, and resale appeal rather than pure cash flow.
- Ohori Park is one of the clearest examples of lifestyle value beating rental value. The neighborhood is attractive, but 2-bedroom net yield of about 2.6% is weak for income investors.
- Tenjin has strong central demand, but the yield math is compressed. A 2-bedroom apartment can rent for about ¥200,000 per month and still produce only about 2.7% net yield.
- Fukuoka studios usually beat larger apartments because rent per unit of capital is stronger. For a beginner buyer, a small well-located unit can be more efficient than a larger apartment with higher rent.
- One-bedroom apartments are the most balanced apartment type. They usually produce less yield than studios, but they can reduce turnover and attract a wider tenant base.
- Two-bedroom apartments need the most caution. They can work in Nishijin, Ropponmatsu, Yakuin, and selected Hakata-area locations, but they are weak in premium areas where purchase prices are too high.
- A high gross yield is not enough. Net yield is the better signal because it reflects vacancy risk, maintenance, management friction, taxes, building costs, and the higher turnover risk of small units.
- The strongest Fukuoka apartment investment is rarely the cheapest unit. It is the unit where rent, price, access, building quality, tenant demand, and resale liquidity all point in the same direction.
- Foreign buyers should be careful with neighborhood labels. A good building near a station in Hakozaki can be much better than a weak building in a more famous area.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Fukuoka neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. We did not reuse a third-party yield dataset.
For each area, we looked separately at studio apartments, 1-bedroom apartments, and 2-bedroom apartments. We manually reviewed current residential sale and rental listings across major Japanese real estate platforms relevant to Fukuoka, including LIFULL HOME’S, SUUMO, and At Home.
First, we collected comparable sale listings for each neighborhood and property type. Then we cleaned the sample and kept only reasonably comparable apartments based on location, apartment type, size, condition, listing quality, and market relevance.
Duplicate listings, luxury outliers, distressed assets, serviced-style offers, incomplete listings, unrealistic asking prices, and clearly non-comparable properties were removed. This matters because a few distorted listings can make a neighborhood look much better or worse than it really is.
For purchase prices, we used the median price as the main reference where possible. We used the average only when the sample was clean and the listings were consistent enough to avoid distortion.
We built the rental side of the dataset separately. For the same neighborhood and property type, we collected rental listings, removed outliers and non-comparable units, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were then matched by neighborhood and apartment type to estimate gross rental yield. The gross rental yield was calculated as annual rent divided by estimated purchase price.
To estimate net yield, we did not apply one flat discount across all segments. The deduction was adjusted by neighborhood and apartment type because different residential apartments have different cost structures.
For each segment, we considered recurring costs and risks such as building management fees, repair reserve contributions, property tax, insurance, vacancy risk, maintenance, management costs, agent fees, tax friction, repairs, utilities, service charges, and other operating costs where relevant.
A small central studio, a larger family apartment, and an older unit in a less liquid area should not be treated as if they have the same operating-cost profile. That is why net yield is shown separately from gross yield.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings gives higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional only unless the comparable area is widened.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are central to our work, and they are also what you will find in our real estate pack about Fukuoka.
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