Authored by the expert who managed and guided the team behind the Japan Property Pack
Everything you need to know before buying real estate is included in our Japan Property Pack
If you are a foreigner thinking about buying property in Japan, understanding what your budget can actually get you is the first step.
Japan's real estate market offers everything from tiny Tokyo studios to spacious regional homes, but prices vary dramatically depending on where you look and what condition you can accept.
This blog post breaks down realistic expectations at every budget level, from $100k to luxury, so you can plan with confidence.
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.
What can I realistically buy with $100k in Japan right now?
Are there any decent properties for $100k in Japan, or is it all scams?
Yes, decent properties for around $100,000 (about 15.4 million yen) do exist in Japan, but they are almost always older condos or homes located outside of central Tokyo and major city cores.
The neighborhoods in Japan that give the best value for a $100k budget include Tokyo's outer wards like Adachi, Katsushika, and Edogawa, as well as commuter cities in Saitama (Kawaguchi, Soka), Chiba (Funabashi, Ichikawa), and regional capitals like Sapporo and Fukuoka's outer districts.
Buying in truly popular or upscale areas of Japan like Minato, Shibuya, or central Osaka for $100k is extremely difficult, as even a tiny studio in these locations typically costs far more than this budget allows.
What property types can I afford for $100k in Japan (studio, land, old house)?
For around 15.4 million yen ($100k) in Japan, the most common property types available are small used condos (studios or 1K units between 15 and 35 square meters in Greater Tokyo, or 25 to 50 square meters in regional cities), older detached houses in rural areas, and small plots of land in non-central locations.
At this price point in Japan, buyers should typically expect properties that are 20 to 40 years old, may need some interior refreshing, and often come with older fixtures, though many are still livable without major work.
For long-term value in Japan at the $100k level, small condos near train stations in commuter cities like Kawaguchi or Funabashi tend to offer the best balance of rental demand, resale liquidity, and manageable maintenance costs compared to rural houses that can require expensive renovations.
What's a realistic budget to get a comfortable property in Japan as of 2026?
As of early 2026, the realistic minimum budget to get a comfortable property in Japan starts around 30 to 50 million yen ($195,000 to $325,000 or 180,000 to 300,000 euros) in regional cities like Fukuoka or Sapporo, while Tokyo requires significantly more.
Most buyers in Japan looking for a comfortable standard need between 50 and 90 million yen ($325,000 to $585,000 or 300,000 to 540,000 euros) in the Tokyo 23 wards, or 30 to 55 million yen ($195,000 to $360,000) in Osaka or Nagoya.
In Japan, "comfortable" generally means a property of at least 50 to 70 square meters with a 1LDK or 2LDK layout (one or two bedrooms plus living-dining-kitchen), in good condition without major renovation needs, within reasonable walking distance of a train station, and in a building with healthy management reserves.
The required budget in Japan can vary dramatically by neighborhood: central Tokyo wards like Shibuya or Minato may require double or triple the budget of outer wards like Nerima or Itabashi for a similar-sized property.
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What can I get with a $200k budget in Japan as of 2026?
What "normal" homes become available at $200k in Japan as of 2026?
As of early 2026, a $200,000 budget (about 30.8 million yen) in Japan moves you from "tiny studio in Tokyo" to "normal-sized condo in many regional metros," with Osaka and Fukuoka offering the best options at this price point.
For $200k in Japan, typical sizes range from 35 to 60 square meters in the Tokyo commuter belt (often a 1LDK or compact 2LDK), 55 to 75 square meters in Osaka, and 65 to 90 square meters in cities like Fukuoka or Sapporo where your money stretches further.
By the way, we have much more granular data about housing prices in our property pack about Japan.
What places are the smartest $200k buys in Japan as of 2026?
As of early 2026, the smartest $200k buys in Japan include Kawasaki and Yokohama's outer wards (good Tokyo access at lower prices), Kawaguchi and Urawa in Saitama, and Fukuoka's Hakata-ku and Higashi-ku districts where demand remains strong.
These areas in Japan are smarter buys because they combine solid public transit access with strong rental demand, better building management standards, and more liquid resale markets compared to cheaper but isolated neighborhoods.
The main growth factor driving value in these smart-buy areas of Japan is continued infrastructure investment and the steady migration of young professionals who prioritize convenient commutes over living in expensive city centers.
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.
What can I buy with $300k in Japan in 2026?
What quality upgrade do I get at $300k in Japan in 2026?
As of early 2026, moving from $200k to $300k (about 46.3 million yen) in Japan typically unlocks better locations closer to major stations, newer buildings with improved seismic standards and insulation, or noticeably larger layouts.
At $300k in Japan, buying a property in a newer building (built after 2000) becomes realistic in Osaka, Nagoya, and Fukuoka, though in central Tokyo you may still need to choose between newer construction and larger size.
Specific features that typically become available at this budget in Japan include modern kitchens with built-in appliances, updated bathrooms, better common area facilities, auto-lock entry systems, and buildings with healthier repair reserve funds.
Can $300k buy a 2-bedroom in Japan in 2026 in good areas?
As of early 2026, finding a 2-bedroom (2LDK) property for $300k in good areas of Japan is very achievable in Osaka, Nagoya, and Fukuoka, though in Tokyo's 23 wards you may need to accept an older building or a less central location.
In Japan, specific good areas where $300k can buy a 2-bedroom include Osaka's Joto and Tennoji districts, Fukuoka's Hakata-ku, and Tokyo's Nerima, Itabashi, and Koto wards where access is solid but prices remain below the most expensive zones.
A $300k 2-bedroom in Japan typically offers 50 to 70 square meters (540 to 750 square feet) in the Tokyo metro area, or 60 to 80 square meters (645 to 860 square feet) in regional cities like Osaka or Fukuoka.
Which places become "accessible" at $300k in Japan as of 2026?
At the $300k price point in Japan, neighborhoods that become newly accessible include more of Tokyo's Nerima, Itabashi, and Koto's non-waterfront areas, better options in Osaka's Umeda orbit, and higher-quality units around Fukuoka's Tenjin district.
What makes these newly accessible areas desirable in Japan is their combination of shorter commute times to business districts, better shopping and dining options, more established neighborhood character, and stronger long-term property values compared to budget areas.
For $300k in these newly accessible areas of Japan, buyers can typically expect a well-maintained 2LDK condo in a building with good management, decent station access (under 10 minutes walk), and post-1981 construction that meets modern seismic standards.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Japan.
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What does a $500k budget unlock in Japan in 2026?
What's the typical size and location for $500k in Japan in 2026?
As of early 2026, a $500,000 budget (about 77 million yen) in Japan typically buys a 60 to 75 square meter (645 to 807 square feet) condo in many Tokyo 23 wards, or a significantly larger and better-located property in Osaka, Nagoya, or Fukuoka.
At $500k in Japan, buying a family home with outdoor space is challenging in central Tokyo but becomes realistic in Tokyo's suburbs (Kanagawa, Saitama, Chiba) and is quite achievable in regional cities where detached houses with gardens are common at this price.
For $500k in Japan, buyers can typically expect a 2LDK or 3LDK layout (two to three bedrooms) with one or two bathrooms, though the exact configuration depends heavily on whether you prioritize location in Tokyo or size in regional cities.
Finally, please note that we cover all the housing price data in Japan here.
Which "premium" neighborhoods open up at $500k in Japan in 2026?
At the $500k price point in Japan, premium neighborhoods that start opening up include parts of Tokyo's Meguro, Bunkyo, and Setagaya wards, Osaka's Kita-ku near Umeda and Nakanoshima, and Fukuoka's Chuo-ku around the Daimyo and Ohori Park areas.
These neighborhoods are considered premium in Japan because they offer excellent school districts, tree-lined streets, convenient access to high-end shopping and dining, lower crime rates, and a more established residential atmosphere compared to commercial districts.
For $500k in these premium Japanese neighborhoods, buyers can realistically expect a well-maintained 1LDK to 2LDK condo (50 to 65 square meters) in a quality building, though truly spacious family-sized units at prime addresses typically require a higher budget.
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 counts as "luxury" in Japan in 2026?
At what amount does "luxury" start in Japan right now?
In Japan, luxury real estate typically starts around 120 to 150 million yen ($780,000 to $975,000 or 720,000 to 900,000 euros) in Tokyo, while in Osaka luxury begins around 70 to 100 million yen ($455,000 to $650,000) and in Fukuoka around 60 to 90 million yen ($390,000 to $585,000).
The entry point to luxury real estate in Japan is defined by prime central addresses, excellent station access (under 5 minutes walk), newer high-grade construction, 24-hour concierge services, strong building management, and superior finishes like natural stone, high ceilings, and premium fixtures.
Japan's luxury threshold sits lower than cities like Hong Kong, Singapore, or central London, but higher than most other Asian markets outside of these financial hubs, making it relatively accessible for international buyers seeking quality.
For mid-tier luxury in Japan, expect to pay 150 to 300 million yen ($975,000 to $1.95 million or 900,000 to 1.8 million euros), while top-tier luxury properties in Tokyo's most prestigious towers regularly exceed 500 million yen ($3.25 million or 3 million euros).
Which areas are truly high-end in Japan right now?
The truly high-end neighborhoods in Japan include Tokyo's Minato-ku (particularly Azabu, Akasaka, and Roppongi), Chiyoda-ku's Bancho and Kojimachi areas, Shibuya-ku's Hiroo, Ebisu, and Daikanyama districts, Osaka's Nakanoshima and Kitahama areas, and Kyoto's Okazaki and select Higashiyama addresses.
These areas are considered truly high-end in Japan because they combine historical prestige with modern convenience: embassy proximity, top international schools, Michelin-starred restaurants, flagship retail, exceptional park access, and the country's most sophisticated residential towers.
The typical buyer profile for these high-end areas in Japan includes senior executives at multinational corporations, successful entrepreneurs, high-net-worth individuals seeking a Tokyo base, and increasingly, wealthy international buyers from Asia and the West who value Japan's safety, cleanliness, and stable property rights.
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How much does it really cost to buy, beyond the price, in Japan in 2026?
What are the total closing costs in Japan in 2026 as a percentage?
As of early 2026, total closing costs when buying property in Japan typically range from 6% to 10% of the purchase price for most standard residential transactions.
The realistic range in Japan spans from around 6% for straightforward purchases of moderately priced condos to 10% or more for cheaper properties where fixed fees represent a larger percentage, or for transactions requiring additional legal complexity.
The specific fee categories that make up these closing costs in Japan include real estate agent commissions (often the largest single item), registration and license taxes, stamp duty on contracts, judicial scrivener fees, and real estate acquisition tax paid after purchase.
To avoid hidden costs and bad surprises, you can check our our pack covering the property buying process in Japan.
How much are notary, registration, and legal fees in Japan in 2026?
As of early 2026, registration and license tax in Japan typically costs 0.3% to 2% of the assessed value (which is usually lower than market price), judicial scrivener fees run 80,000 to 150,000 yen ($520 to $975 or 480 to 900 euros), and stamp duty on contracts ranges from 5,000 to 30,000 yen ($32 to $195) depending on purchase price.
These fees in Japan typically represent 1% to 3% of the property price in total, though the exact percentage varies based on whether you qualify for reduced tax rates and how the property's assessed value compares to its market price.
In Japan, the registration and license tax is usually the most expensive of these three fee categories, especially for higher-priced properties, though agent commissions (separate from these legal fees) often exceed all of them combined.
What annual property taxes should I expect in Japan in 2026?
As of early 2026, annual property taxes in Japan consist of fixed asset tax at 1.4% and city planning tax at 0.3% (in applicable zones), but these rates apply to the government-assessed value which is typically much lower than the market price you paid.
In practice, annual property taxes in Japan usually work out to around 0.3% to 0.5% of the actual market value, meaning a 50 million yen condo might have annual taxes of 150,000 to 250,000 yen ($975 to $1,625 or 900 to 1,500 euros).
Property taxes in Japan can vary based on location (city planning tax only applies in designated zones), property type (residential land gets reductions), and building age (newer buildings may have higher assessed values), so a Tokyo condo and a rural house at the same price could have noticeably different tax bills.
Japan offers some reductions for newly built homes and specific exemptions for small residential land parcels, but most foreign buyers of existing properties will pay standard rates without special exemptions.
You can find the list of all property taxes, costs and fees when buying in Japan here.
Is mortgage a viable option for foreigners in Japan right now?
Getting a mortgage as a foreigner in Japan is viable but depends heavily on your residency status: foreign residents with permanent residency or stable employment can often access financing, while non-residents typically face much stricter requirements or outright refusal from most banks.
For foreigners who qualify in Japan, typical loan-to-value ratios range from 70% to 90%, and interest rates as of early 2026 remain historically low (often under 1% for variable rates), though banks may require larger down payments or shorter loan terms for non-permanent residents.
To qualify for a mortgage in Japan, foreign buyers typically need proof of stable income in Japan, residence card documentation, tax payment records, employment verification, and often several years of Japanese residency history, though banks like SMBC Trust Bank PRESTIA specifically cater to international clients with English-language support.
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 should I predict for resale and growth in Japan in 2026?
What property types resell fastest in Japan in 2026?
As of early 2026, the property types that resell fastest in Japan are well-located condos within a short walk (under 7 minutes) of train stations, particularly 1LDK to 2LDK units in post-2000 buildings with healthy management associations and adequate repair reserves.
Typical time on market in Japan ranges from 1 to 3 months for well-priced condos near stations in Tokyo, Osaka, or Fukuoka, while regional properties or those with access issues can take 3 to 6 months or longer to find buyers.
What makes certain properties sell faster in Japan is the country's rail-centric lifestyle: buyers prioritize station proximity over car access, and management association health matters because Japanese buyers carefully scrutinize building repair reserves and past maintenance before committing.
The slowest-selling properties in Japan tend to be rural detached houses (especially those requiring significant renovation), condos in buildings with troubled management associations or deferred maintenance, and properties more than 15 minutes walk from any station regardless of price.
If you're interested, we cover all the best exit strategies in our real estate pack about Japan.
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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 it's authoritative | How we used it |
|---|---|---|
| Bank of Japan (BOJ) | Japan's central bank provides official exchange rate data. | We used it to convert dollar budgets into yen at January 2026 rates. We kept all pricing internally consistent in yen before converting back. |
| Tokyo Kantei | Long-running national property research firm widely cited in Japan. | We used their prefecture-level 70-square-meter used condo price as our main benchmark. We translated those figures into "what size you can afford" at each budget level. |
| Japan Real Estate Institute (JREI) | Major semi-public research institute with transparent methodology. | We used it to check whether prices are rising or cooling in key metro markets. We incorporated it as trend context so budget estimates reflect current conditions. |
| MLIT Transaction Price Data | Official government pipeline for anonymized real transaction prices. | We used it as the primary reference for verifying realistic local prices. We recommend it as the anti-scam check for any listing you see. |
| National Tax Agency (Stamp Duty) | The NTA administers national taxes, so their tables are definitive. | We used it to estimate stamp duty as part of closing costs. We pointed to the exact contract-value bands for self-verification. |
| National Tax Agency (Registration Tax) | Official NTA guidance on reduced registration tax rates. | We used it to estimate title transfer registration tax ranges. We explained why effective rates can differ by property and timing. |
| JETRO | Government-related organization publishing practical investor guides. | We used it to anchor annual holding tax rates (1.4% fixed asset, 0.3% city planning). We translated those rates into typical annual payment estimates. |
| Statistics Bureau of Japan | Official national statistics office with authoritative housing data. | We used it for structural context on housing stock and vacancies. We referenced it to explain why very cheap homes exist in some regions. |
| Tokyo Metropolitan Tax Bureau | Official prefectural tax authority for Tokyo. | We used it as a real-world reference for acquisition tax rules. We recommend it as a template for finding equivalent pages in other prefectures. |
| SMBC Trust Bank PRESTIA | Major Japan-based bank with products for international clients. | We used it to confirm mortgages for foreigners exist in Japan. We referenced it to ground the financing section in verifiable information. |
| Ministry of Justice | MOJ is responsible for the legal registration system proving ownership. | We used it to explain how ownership works in Japan through registration. We referenced it as the authoritative source on property rights. |
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.
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