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We keep this article updated so you can understand the current housing prices in Japan in 2026 with fresh and readable numbers.
In this guide, we look at average property prices in Japan, prices per square meter, price changes, neighborhood differences, and the extra costs buyers should expect.
All figures are rounded on purpose, because clear numbers are more useful than false precision when you are comparing homes in Japan.
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 Japan.
Insights
- The average housing price in Japan in 2026 is around ¥31 million, but this number hides a big gap between central Tokyo apartments and older regional houses.
- The median housing price in Japan in 2026 is closer to ¥28 million, which is usually a better number for normal buyers than the national average.
- Greater Tokyo resale condos are much more expensive than the Japan average, with April 2026 closed prices around ¥53 million according to REINS data.
- Listing prices in Japan can look much higher than sale prices, but the visible gap often comes from overpriced or better-quality homes staying longer online.
- Central Tokyo condos can cost more than ¥2 million per square meter, while older rural detached homes can fall below ¥180,000 per square meter.
- New homes in Japan usually cost about 45% to 60% more than comparable existing homes, mainly because land, labor, and building costs remain high.
- Japan property prices rose faster for apartments than for detached houses, because urban condo demand stayed strong while many older houses depreciated.
- A $200,000 budget can still buy a real home in Japan in 2026, but usually not in central Tokyo, Kyoto prime areas, or the best parts of Osaka.
- Foreign buyers should not only compare purchase prices in Japan, because taxes, fees, and renovation work can add 8% to 45% to the final budget.
What is the average housing price in Japan in 2026?
The median housing price in Japan is often more useful than the average housing price, because Tokyo luxury condos and resort homes can pull the average up.
We are writing this as of 2026, using the latest data we collected from authoritative sources and manually double checked.
In 2026, the median housing price in Japan is about ¥28 million, which is about $175,000 or €151,000. The average housing price in Japan in 2026 is about ¥31 million, which is about $194,000 or €167,000.
For about 80% of residential properties in Japan in 2026, a realistic price range is roughly ¥8 million to ¥75 million, or about $50,000 to $469,000, or €43,000 to €405,000.
A realistic entry range in Japan in 2026 is about ¥12 million to ¥22 million, or $75,000 to $138,000, or €65,000 to €119,000, which can buy an existing 45 to 60 sqm apartment or a small older detached house in places such as outer Sapporo, Sendai outskirts, Kitakyushu, or outer Osaka.
A realistic luxury property range in Japan in 2026 is about ¥120 million to ¥500 million+, or $750,000 to $3.1 million+, or €649,000 to €2.7 million+, which can buy a 90 to 130 sqm condominium in central Tokyo areas such as Minato, Shibuya, Chiyoda, or central Chuo.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Japan.
Are Japan property listing prices close to the actual sale price in 2026?
In Japan in 2026, listed property prices are usually about 8% to 12% above final sale prices for comparable resale homes.
The gap is larger in Greater Tokyo condo listings, because unsold inventory often includes homes that are newer, better located, or simply priced too high. The gap is usually smaller for well-priced central Tokyo condos, where demand is strong and sellers may accept only a small discount.
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What is the price per sq m or per sq ft for properties in Japan in 2026?
As of 2026, the median housing price in Japan is around ¥430,000 per sqm, or $2,690 per sqm, or €2,320 per sqm, which equals about ¥39,950 per sqft, or $250 per sqft, or €216 per sqft. The average housing price in Japan is around ¥520,000 per sqm, or $3,250 per sqm, or €2,810 per sqm, which equals about ¥48,310 per sqft, or $302 per sqft, or €261 per sqft.
The highest price per sqm in Japan is usually found in central Tokyo condominiums, while the lowest price per sqm is usually found in older detached houses in regional towns because buyers discount age, location, seismic standards, insulation, and renovation needs.
In Japan in 2026, the highest price per sqm is usually in Minato, Chiyoda, Shibuya, Meguro, and Chuo, often around ¥1.8 million to ¥4 million+ per sqm. The lowest ranges are usually in rural towns and older suburbs, often around ¥50,000 to ¥250,000 per sqm.
How have property prices evolved in Japan?
Compared with one year ago, residential property prices in Japan are about 5% to 6% higher in nominal yen terms. The main reason is that construction costs stayed high, while demand stayed strong in Tokyo, Osaka, Fukuoka, Kyoto, and selected resort areas.
Compared with two years ago, residential property prices in Japan are roughly 10% to 15% higher in many urban markets, with condos doing better than detached houses. The gap widened because buyers kept focusing on convenient apartments near transport, while older houses in weaker regional areas remained much harder to resell.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Japan.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Japan.
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How do prices vary by housing type in Japan in 2026?
In Japan in 2026, the active buyer market is roughly 35% existing condos and apartments, 30% existing detached houses, 10% new condos, 12% new detached houses, 8% older rural or akiya-like homes, and 5% luxury villas or resort homes, because city apartments are the most liquid while older houses are more common outside major cities.
As of 2026, existing condos and apartments in Japan average about ¥36 million, or $225,000, or €195,000, while existing detached houses average about ¥30 million, or $188,000, or €162,000. New condos average around ¥66 million, or $413,000, or €357,000, new detached houses average around ¥42 million, or $263,000, or €227,000, older regional houses average around ¥14 million, or $88,000, or €76,000, and luxury central condos or villas often average around ¥180 million, or $1.13 million, or €973,000.
If you want to know more, you should read our dedicated analyses:
How do property prices compare between existing and new homes in Japan in 2026?
In Japan in 2026, new residential property usually costs about 45% to 60% more than comparable existing property in major urban markets.
This premium exists because new homes are built with expensive land, labor, and materials, while many existing homes in Japan are discounted quickly as they age.
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How do property prices vary by neighborhood in Japan in 2026?
Minato, Azabu, and Roppongi in Tokyo mainly have luxury condos, serviced-style residences, and high-end low-rise apartments. As of 2026, typical homes in these areas often cost ¥180 million to ¥350 million, or $1.1 million to $2.2 million, or €973,000 to €1.9 million, because embassies, international schools, restaurants, and English-speaking services keep demand high.
Shibuya, Ebisu, and Daikanyama in Tokyo mainly have premium condos, design apartments, and compact luxury units. As of 2026, typical homes in these areas often cost ¥120 million to ¥250 million, or $750,000 to $1.56 million, or €649,000 to €1.35 million, because the area is popular with high-income professionals, tech workers, and lifestyle buyers.
Fukuoka Chuo, Tenjin, and Ohori mainly have urban condos, newer towers, and family apartments. As of 2026, typical homes in these areas often cost ¥45 million to ¥90 million, or $281,000 to $563,000, or €243,000 to €486,000, because Fukuoka is cheaper than Tokyo but still has good transport, airport access, and a growing international community.
You will find a much more detailed analysis by areas in our property pack about Japan. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Area in Japan | Market label | Average property price | Average price per sqm | Average price per sqft |
|---|---|---|---|---|
| Tokyo Minato / Azabu-Roppongi | Luxury / expat | ¥180m to ¥400m / $1.13m to $2.50m | ¥2.0m to ¥4.0m / $12.5k to $25.0k | ¥186k to ¥372k / $1,160 to $2,320 |
| Tokyo Chiyoda / Bancho | Elite / schools | ¥160m to ¥350m / $1.0m to $2.19m | ¥1.8m to ¥3.5m / $11.3k to $21.9k | ¥167k to ¥325k / $1,045 to $2,030 |
| Tokyo Shibuya / Ebisu | Popular / lifestyle | ¥110m to ¥260m / $688k to $1.63m | ¥1.6m to ¥3.0m / $10.0k to $18.8k | ¥149k to ¥279k / $929 to $1,740 |
| Tokyo Chuo / Kachidoki-Tsukishima | Towers / commute | ¥80m to ¥180m / $500k to $1.13m | ¥1.1m to ¥2.0m / $6.9k to $12.5k | ¥102k to ¥186k / $639 to $1,160 |
| Tokyo Setagaya / Sangenjaya | Family / lifestyle | ¥70m to ¥160m / $438k to $1.0m | ¥900k to ¥1.6m / $5.6k to $10.0k | ¥84k to ¥149k / $523 to $929 |
| Tokyo Koto / Toyosu | Family / towers | ¥70m to ¥150m / $438k to $938k | ¥900k to ¥1.5m / $5.6k to $9.4k | ¥84k to ¥139k / $523 to $871 |
| Yokohama Minato Mirai | Waterfront / commute | ¥75m to ¥170m / $469k to $1.06m | ¥850k to ¥1.5m / $5.3k to $9.4k | ¥79k to ¥139k / $494 to $871 |
| Osaka Umeda / Fukushima | Urban / investment | ¥55m to ¥130m / $344k to $813k | ¥750k to ¥1.4m / $4.7k to $8.8k | ¥70k to ¥130k / $436 to $813 |
| Kyoto Nakagyo / Higashiyama edge | Heritage / scarce | ¥60m to ¥160m / $375k to $1.0m | ¥800k to ¥1.8m / $5.0k to $11.3k | ¥74k to ¥167k / $465 to $1,045 |
| Fukuoka Chuo / Tenjin-Ohori | Popular / value | ¥45m to ¥100m / $281k to $625k | ¥600k to ¥1.1m / $3.8k to $6.9k | ¥56k to ¥102k / $349 to $639 |
| Sapporo Chuo | Value / lifestyle | ¥30m to ¥75m / $188k to $469k | ¥400k to ¥800k / $2.5k to $5.0k | ¥37k to ¥74k / $232 to $465 |
| Regional towns / older suburbs | Entry / renovation | ¥5m to ¥25m / $31k to $156k | ¥50k to ¥250k / $310 to $1,560 | ¥4.6k to ¥23k / $29 to $145 |
How much more do you pay for properties in Japan when you include renovation work, taxes, and fees?
In Japan in 2026, a normal residential buyer should budget about 8% to 15% extra on top of the property price if the home is in good condition, and about 20% to 45% extra if meaningful renovation is needed.
If you buy a property in Japan for about $200,000, or roughly ¥32 million, you may pay about ¥2.9 million to ¥4.5 million extra for normal fees and taxes. That means the final cash need may be around ¥34.9 million to ¥36.5 million, or about $218,000 to $228,000, before any major renovation.
If you buy a property in Japan for about $500,000, or roughly ¥80 million, you may pay about ¥7 million to ¥12 million extra for normal costs. That means the final cash need may be around ¥87 million to ¥92 million, or about $544,000 to $575,000, before any major renovation.
If you buy a property in Japan for about $1,000,000, or roughly ¥160 million, you may pay about ¥14 million to ¥24 million extra for normal costs. That means the final cash need may be around ¥174 million to ¥184 million, or about $1.09 million to $1.15 million, before any major renovation.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Japan.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Japan
| Extra cost | Type | Estimated cost range |
|---|---|---|
| Brokerage fee | Fees | Usually about 3% plus ¥60,000 and consumption tax, which often means around 3.3% to 3.5% of the purchase price. On a ¥40 million home, this can be around ¥1.3 million to ¥1.4 million, or about $8,000 to $9,000. |
| Registration and license tax | Tax | Often around 0.3% to 2.0% of the assessed value, depending on the asset and available reliefs. The assessed value is usually different from the purchase price. |
| Real estate acquisition tax | Tax | Often around 3% of the assessed value for residential land or buildings while relief measures apply. The final amount can be much lower than a simple 3% of the sale price. |
| Stamp duty | Tax | Often around ¥10,000 to ¥60,000 for common residential price bands, or about $60 to $375. The amount depends on the contract value. |
| Judicial scrivener and registration handling | Legal / admin | Often around ¥100,000 to ¥300,000, or about $625 to $1,875. This pays for registration work and legal handling around ownership transfer. |
| Loan fees and mortgage registration | Financing | Can range from almost nothing to around 3% of the loan amount, depending on the lender and borrower profile. Foreign buyers should check this early, because lending terms vary a lot. |
| Fire and earthquake insurance | Insurance | Often around ¥100,000 to ¥500,000+, or about $625 to $3,125+. The cost depends on the building, location, coverage, and contract length. |
| Light renovation | Renovation | Usually around ¥1 million to ¥4 million, or about $6,000 to $25,000. This can cover lighter updates such as flooring, paint, small fixtures, and minor repairs. |
| Medium renovation | Renovation | Usually around ¥5 million to ¥15 million, or about $31,000 to $94,000. This can cover kitchens, bathrooms, interiors, and a more serious refresh. |
| Heavy renovation or old house work | Renovation | Often around ¥15 million to ¥40 million+, or about $94,000 to $250,000+. For older rural houses in Japan, renovation can cost more than the purchase price. |
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 properties can you buy in Japan in 2026 with different budgets?
With $100,000, or about ¥16 million, there is a real market in Japan, but mostly outside prime urban centers: you could find a 25 to 35 sqm existing apartment in outer Sapporo Chuo or Kita, an 80 to 120 sqm older detached house in outer Niigata or Okayama, or a 90 to 150 sqm akiya-style house in rural Nagano, Yamagata, or Wakayama that likely needs renovation.
With $200,000, or about ¥32 million, you could buy a 40 to 50 sqm existing 1LDK or 2DK apartment in outer Fukuoka Hakata or Hakozaki, a 50 to 60 sqm existing apartment around Higashiosaka or the Sakai edge, or a 90 to 110 sqm existing detached house farther from the station in the Chiba or Saitama commuter belt.
With $300,000, or about ¥48 million, you could buy a 55 to 65 sqm existing apartment around Osaka Nishi or Fukushima edge, a 55 to 65 sqm existing condo in a non-prime Yokohama station area, or a 100 to 120 sqm existing or newer detached family house in Saitama or Chiba.
With $500,000, or about ¥80 million, you could buy a 60 to 75 sqm existing family condo in Tokyo outer wards such as Koto, Ota, or Nerima, a 55 to 70 sqm new or nearly new condo in Fukuoka Chuo or Osaka Umeda edge, or a 100 to 130 sqm existing detached house around outer Setagaya, Suginami edge, or a good Yokohama suburb.
With $1,000,000, or about ¥160 million, you could buy a 70 to 90 sqm existing prime condo in Shibuya, Ebisu, or Meguro, an 80 to 100 sqm newer tower condo in Chuo Kachidoki, Tsukishima, or Toyosu, or a 120 to 160 sqm luxury family home in Setagaya, the Meguro edge, or a premium Yokohama suburb.
With $2,000,000, or about ¥320 million, there is a real but narrow luxury market in Japan: you could buy a 100 to 130 sqm luxury condominium in Minato or Azabu-Roppongi, a 100 to 140 sqm premium low-rise apartment around Daikanyama or Omotesando edge, or a 150 to 250 sqm villa-style property in Niseko, Karuizawa, Hakone, or a premium part of Okinawa.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Japan.
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 Japan, 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 this source matters | How we used it |
|---|---|---|
| Ministry of Land, Infrastructure, Transport and Tourism, Residential Property Price Index | This is Japan’s official national housing price index from the ministry responsible for land and real estate data. | We used it to anchor the national price trend. We used the split between condos, detached houses, and residential land to avoid mixing very different markets. |
| MLIT Real Estate Information Library | This is an official portal for real estate transaction prices, official land prices, and public property data in Japan. | We used it to check actual transaction levels across Japan. We used it as a reality check against listing data and private market averages. |
| East Japan REINS Market Watch | REINS is the official real estate information network used by brokers, and its market reports are based on closed resale transactions. | We used it to measure Greater Tokyo resale prices. We also used it to compare closed prices with active listing inventory. |
| REINS April 2026 Market Watch PDF | This specific monthly report gives fresh transaction data for Greater Tokyo as of April 2026. | We used the resale condo closed price of about ¥53.21 million and the average closed price of ¥859,300 per sqm. We also used listing inventory data to estimate the gap between asking prices and closed prices. |
| Statistics Bureau of Japan Consumer Price Index | This is Japan’s official CPI source and the cleanest way to compare nominal and inflation-adjusted price changes. | We used it to estimate real price growth. We used it to separate housing price increases from general inflation. |
| Bank of Japan Foreign Exchange Rates | The Bank of Japan is Japan’s central bank and publishes daily foreign exchange rate data. | We used it to anchor the yen to dollar conversion. We rounded the exchange-rate assumption to ¥160 per dollar to keep the article readable. |
| European Central Bank EUR/JPY Reference Rate | The ECB is the official euro-area central bank and publishes daily euro reference exchange rates. | We used it to convert yen values into euros. We rounded the exchange-rate assumption to ¥185 per euro to keep the numbers simple. |
| Global Property Guide Japan Residential Real Estate Market Analysis | This is a long-running international property data publisher that cites Japanese official and private sources. | We used it as a cross-check for national and Tokyo trend estimates. We did not use it alone, because we preferred to triangulate with MLIT and REINS data. |
| JETRO Taxes in Japan | JETRO is a Japanese government-related organization and is useful for foreign investors who need a clear tax overview. | We used it to identify the main taxes and fees around property acquisition and ownership. We translated those rules into simple buyer-cost ranges. |
| DLA Piper REALWORLD Japan Real Estate Acquisition Taxes | DLA Piper is a major international law firm, and its REALWORLD guide is a recognized legal reference for property transactions. | We used it to cross-check acquisition tax, registration tax, consumption tax, and stamp duty. We used it for legal and tax structure, not for market price estimates. |
| Real Estate Economic Institute | This private research body is often used for new condominium market data in Japan. | We used it as a reference point for new-condo pricing where official sources do not publish simple buyer-friendly averages. We compared those levels with resale data to estimate the new-build premium. |
| Tokyo Kantei | Tokyo Kantei is a widely followed private data provider for condominium and housing market trends in Japan. | We used it as a market cross-check for city apartment price levels and trends. We treated it as supporting evidence rather than the main official source. |
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