How much for a property in Fukuoka now?

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

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Fukuoka. If you'd like to learn more about us, you can check our presentation page.

What property type best matches your investment goals and lifestyle needs?

Your property choice in Fukuoka depends on whether you prioritize convenience, rental income, or long-term appreciation.

New-build condos offer the lowest maintenance requirements and strongest rental appeal, particularly for young professionals and small families. These properties range from 30-100 square meters and are priced between ¥30 million for smaller central units up to ¥100 million for luxury developments.

Pre-owned condos provide lower entry prices and potentially higher rental yields, though they may require renovation investments. Single-family houses spanning 100-200 square meters offer family-oriented buyers the space they need, with prices ranging from ¥40-60 million in central areas and ¥30-50 million in suburban locations.

Land purchases suit buyers seeking maximum customization, but require navigating complex building regulations and zoning restrictions. Mixed-use investment properties target serious investors with capital starting around ¥200 million.

It's something we develop in our Japan property pack.

Which Fukuoka neighborhoods should you target for maximum returns?

Central wards like Tenjin, Daimyo, and Hakata drive the strongest property demand due to superior connectivity and urban amenities.

Tenjin and Daimyo areas attract young professionals and families through active development, comprehensive shopping districts, and excellent dining options. These neighborhoods benefit from ongoing infrastructure improvements and maintain strong rental and resale potential.

Hakata ward serves as the city's major transport hub, housing both the Shinkansen station and providing direct airport access. This positioning creates exceptional convenience for residents and supports robust property values.

Upscale areas like Maizuru and Ropponmatsu appeal to luxury buyers seeking leafy, culture-rich environments. These neighborhoods command premium prices but offer strong long-term value appreciation potential for affluent purchasers.

What size and layout specifications should guide your property search?

Building age significantly impacts both purchase price and ongoing maintenance costs. Properties under 10-15 years old offer optimal balance of modern features, low maintenance requirements, and strong resale appeal.

Buildings over 20 years old provide budget-friendly entry points but typically require renovation investments to maintain competitive rental rates and resale values.

What are current property prices across different sizes and areas?

As of September 2025, small condos in central Fukuoka range from ¥20-40 million for 30-50 square meter units.

Mid-size condos spanning 60-80 square meters command ¥40-70 million, with premium pricing for new-build and branded apartment developments. Luxury properties and houses covering 100-200 square meters reach ¥80-100+ million in premium locations like Maizuru and Ropponmatsu, while similar properties in suburban areas typically cost significantly less.

Specific market examples include Maizuru apartments averaging ¥800,000 per square meter, while Ropponmatsu properties average around ¥650,000 per square meter. Central areas like Tenjin and Hakata typically price between ¥500,000-¥700,000 per square meter.

Suburban locations offer the most budget-friendly options, with properties generally priced between ¥350,000-¥500,000 per square meter, making them attractive for families prioritizing space over central location.

What additional costs should you budget beyond the listed price?

Total purchase costs in Fukuoka extend 5-8% beyond the headline property price due to various fees and taxes.

Agent commissions typically cost 3% of the purchase price plus ¥60,000, while stamp duty ranges from ¥10,000-¥100,000 depending on property value. Registration taxes add approximately 2% of the purchase price, and property insurance costs ¥20,000-¥50,000 annually.

These additional expenses mean that purchasing a ¥50 million property will actually cost ¥52.5-54 million once all fees are included. Buyers should always factor these costs into their financing calculations and budget planning.

Legal fees for property transfers and documentation may add additional costs, particularly for foreign buyers who require specialized legal assistance navigating Japanese property law.

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How do financing options differ for residents versus foreign buyers?

Japanese residents can secure loan-to-value ratios up to 80-90%, while non-residents face stricter lending limits typically capping at 65-75% LTV.

Current interest rates in September 2025 range from 1-2% for fixed-rate mortgages and 0.6-1.2% for variable-rate options. For a ¥50 million property with 80% financing at 1.2% interest, monthly payments approximate ¥120,000-¥150,000 over a 30-year term.

Resident eligibility requirements include stable income documentation and permanent resident status, making the approval process more straightforward. Non-resident buyers need higher down payments, extensive documentation, and often face additional restrictions on loan terms.

Banks typically target debt service ratios under 35% of gross income and apply stress testing to ensure borrower capacity under higher interest rate scenarios.

How do property prices vary across different Fukuoka districts?

Property values in Fukuoka create distinct pricing tiers based on location, amenities, and development status.

Maizuru represents the most expensive district, averaging ¥800,000 per square meter for luxury properties with cultural amenities and upscale residential character. Ropponmatsu follows as the second-tier luxury market at ¥650,000 per square meter, offering refined living environments.

Central areas including Tenjin and Hakata command ¥500,000-¥700,000 per square meter, representing up-and-coming neighborhoods with strong infrastructure and commercial development. These areas balance accessibility with growth potential.

Suburban districts provide the most budget-friendly options at ¥350,000-¥500,000 per square meter, appealing to families prioritizing space and value over central location proximity.

Which properties offer the best balance for owner-occupants?

Owner-occupants should prioritize accessibility through Tenjin and Hakata locations for optimal commuting, schooling, and daily amenities access.

Newer condos and houses minimize maintenance concerns while supporting strong resale values over time. Family-oriented buyers typically benefit from 2LDK or larger layouts that provide adequate space for growth and lifestyle changes.

Properties near major transport nodes, quality schools, and shopping districts maintain stronger long-term value appreciation. The combination of convenience and quality construction creates the most resilient investment for personal use.

Balancing initial purchase price with ongoing costs and resale potential helps owner-occupants make sustainable long-term housing decisions that support both lifestyle and financial goals.

It's something we develop in our Japan property pack.

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 rental income can you expect from Fukuoka investment properties?

Fukuoka rental properties generate strong returns with occupancy rates consistently reaching 97-99% for quality apartments in desirable locations.

Short-term rentals average ¥130,000 per month in central areas, while long-term rentals span ¥80,000-¥250,000 monthly depending on property size and location. Net rental yields typically range from 4.5-5.8% after accounting for management costs, maintenance, and taxes.

Investment properties in central locations command premium rents due to proximity to business districts, universities, and transportation hubs. However, buyers must navigate short-term rental regulations, particularly Airbnb restrictions that limit certain rental strategies.

Successful rental investors focus on properties appealing to young professionals, students, and small families who drive consistent demand in Fukuoka's growing economy.

Where should you look for value-add investment opportunities?

1. Renovation projects targeting older condos (20+ years) in central wards offer significant value-add potential through modernization
2. Properties near developing transport nodes benefit from infrastructure improvements and increased accessibility
3. Areas affected by the Tenjin Big Bang redevelopment project experience ongoing value appreciation
4. Buildings eligible for zoning upgrades or density increases provide long-term appreciation opportunities
5. Properties requiring minor improvements but located in prime areas often yield the highest returns on renovation investment

Expected margins for renovation projects typically range 15-25% depending on scope and location, with timelines spanning 6-18 months for completion and market realization.

Infrastructure catalysts including new subway extensions, commercial developments, and urban renewal projects create predictable value appreciation opportunities for strategic investors.

How have Fukuoka property prices changed over recent years?

Fukuoka property prices surged 40% year-over-year through 2025, driven by major redevelopment projects, population growth, and increased investor interest.

Over the past five years, central areas including Tenjin have experienced the fastest price appreciation due to urban investment and strong demand fundamentals. This growth significantly outpaced suburban areas, creating pricing disparities across the city.

Key growth drivers include job creation, infrastructure improvements, lifestyle amenities, and inbound migration from other Japanese cities and international residents. The combination of limited land supply and growing demand continues supporting upward price pressure.

Development projects like Tenjin Big Bang have catalyzed surrounding area appreciation, while improved transportation links have expanded desirable residential zones throughout the city.

It's something we develop in our Japan property pack.

What does the future hold for Fukuoka real estate prices and returns?

Short-term outlook for the next 12 months indicates continued price momentum with stable rental yields, though new supply developments may create minor market pressure in specific segments.

Five-year projections favor central areas outpacing suburban growth due to limited developable land and ongoing infrastructure investments. Major projects and urban renewal initiatives will likely concentrate value appreciation in core districts.

Ten-year scenarios suggest market stabilization with possible yield compression, but well-located properties should maintain strong value fundamentals. Fukuoka's competitive positioning relative to Tokyo and Osaka makes it increasingly attractive for both domestic and international investors.

The city's growing reputation as a startup hub, combined with quality of life advantages and lower costs compared to major metropolitan areas, supports long-term demand sustainability across both residential and investment property segments.

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.

Sources

1. Fukuoka Property Market Analysis
2. Buying and Investing in Fukuoka Real Estate
3. Foreign Property Ownership in Japan
4. Best Areas in Fukuoka for Property Investment
5. Fukuoka Real Estate Investment Guide
6. Japanese Property Resale Value Considerations
7. Property Financing Options in Japan
8. Fukuoka Market Research Report