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
If you're a foreigner thinking about buying property in Fukuoka, you're probably wondering what you can actually own, what paperwork you'll need, and whether any rules might trip you up.
This guide walks you through everything from legal ownership rights to mortgages, taxes, and the step-by-step buying process in Fukuoka as of the first half of 2026.
We keep this article constantly updated so the information stays fresh and accurate.
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 Fukuoka.
Insights
- Foreigners in Fukuoka can buy condos, houses, and land with the same ownership rights as Japanese citizens, which is unusual compared to many Asian countries that restrict foreign land ownership.
- Japan's finance minister announced plans to expand reporting requirements for foreign residential property purchases starting April 2026, so buyers closing later in the year should monitor this closely.
- Buying property in Fukuoka does not grant any visa or residency rights, yet roughly 1 in 5 foreign buyers mistakenly assume it helps their immigration status.
- Non-resident foreigners typically must pay cash because Japanese banks rarely lend to buyers without local residency, though residents without permanent residency can access mortgages at banks like Tokyo Star Bank.
- Closing costs in Fukuoka typically run between 7% and 11% of the purchase price, with mortgage buyers paying toward the higher end due to additional loan registration fees.
- Annual property taxes in Fukuoka usually cost about 0.6% to 1.3% of the purchase price because taxes are based on assessed values, which are often lower than market prices.
- Non-resident landlords in Fukuoka face a 20.42% withholding tax on rental income, though certain individual tenants renting for personal use may be exempt from withholding.
- Properties near designated national security facilities or remote islands fall under Japan's Important Land Use Act, which can restrict how you use the property after purchase.
What can I legally buy and truly own as a foreigner in Fukuoka?
What property types can foreigners legally buy in Fukuoka right now?
Foreigners in Fukuoka can legally buy condominiums, detached houses, land plots, and small apartment buildings with the same ownership rights as Japanese nationals.
The main legal consideration is not about what you can own, but about reporting obligations that may apply depending on your residency status and the property's location near sensitive areas.
Japan's foreign exchange and economic security framework requires certain non-resident buyers to file post-purchase reports through the Bank of Japan and Ministry of Finance.
Additionally, properties in monitored zones under the Important Land Use Act may face restrictions on how the land can be used, though this is not a ban on foreign ownership.
Finally, please note that our pack about the property market in Fukuoka is specifically tailored to foreigners.
Can I own land in my own name in Fukuoka right now?
Yes, foreigners can own land in their own name in Fukuoka because Japan has no blanket restriction preventing foreign individuals from holding freehold land title.
This applies to virtually all residential land types, though certain locations near military facilities or on remote islands may trigger additional scrutiny under national security rules.
What changes for non-resident foreigners is the paperwork, specifically a post-purchase reporting obligation that policymakers have signaled will expand in coverage starting April 2026.
As of 2026, what other key foreign-ownership rules or limits should I know in Fukuoka?
As of early 2026, the most important rule affecting foreign buyers in Fukuoka is the Important Land Use Act, which monitors properties near designated facilities and can issue recommendations about land use in extreme cases.
Japan does not have a foreign ownership quota for apartments or condos, so there is no cap on the percentage of units foreigners can own in any building.
Non-resident buyers currently have a post-purchase reporting requirement under Japan's foreign exchange framework, handled through the Bank of Japan system.
The notable upcoming change is the planned expansion of reporting rules to cover residential purchases more broadly, which Japan's finance minister announced for implementation around April 2026.
What's the biggest ownership mistake foreigners make in Fukuoka right now?
The biggest mistake foreigners make in Fukuoka is assuming that buying property will help them get a visa or residency permit, when in reality Japan's immigration and property ownership systems are completely separate.
If you buy a home expecting it to support a visa application, you may find yourself owning a property you cannot easily visit or live in without proper immigration status.
Another classic pitfall specific to Fukuoka condos is not understanding that you inherit building management rules, repair fund obligations, and sometimes strict restrictions on pets, rentals, or renovations when you purchase a unit.
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 visa or residency status changes what I can do in Fukuoka?
Do I need a specific visa to buy property in Fukuoka right now?
You do not need a specific Japanese visa to buy property in Fukuoka, and many foreigners successfully purchase homes while visiting on a tourist visa.
The main administrative barrier for non-residents is banking access, since opening accounts, wiring large sums, and completing KYC requirements becomes significantly harder without Japanese residency.
You do not need a local tax ID before purchasing, though you will need proper taxpayer registration if you plan to earn rental income or file taxes in Japan.
Foreign buyers typically need to present a valid passport, proof of funds, and sometimes a notarized power of attorney if completing the purchase remotely.
Does buying property help me get residency and citizenship in Fukuoka in 2026?
As of early 2026, buying property in Fukuoka does not directly help you get residency or citizenship because Japan does not offer a golden visa or investment-based residence permit tied to real estate purchases.
Owning a home can serve as supporting evidence of stability in a broader visa application, but it is not a visa category by itself and carries no special immigration benefits.
If you want to live in Japan long-term, the main pathways are work visas sponsored by an employer, spouse visas, business manager visas for entrepreneurs, or eventually applying for permanent residency after meeting the required years of continuous residence.
We give you all the details you need about the different pathways to get residency and citizenship in Fukuoka here.
Can I legally rent out property on my visa in Fukuoka right now?
Your visa status does not directly restrict your ability to own and rent out property in Fukuoka, but your tax residency status determines how your rental income is treated and taxed.
You do not need to live in Japan to rent out your Fukuoka property, though non-resident owners typically hire a local property management company to handle tenants and comply with Japanese regulations.
The most important detail for foreign landlords is that non-residents face a 20.42% withholding tax on rental income, though there is an exception when an individual tenant rents the property as their personal residence.
We cover everything there is to know about buying and renting out in Fukuoka here.
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How does the buying process actually work step-by-step in Fukuoka?
What are the exact steps to buy property in Fukuoka right now?
The standard buying process in Fukuoka follows these steps: choose a licensed agent, submit a purchase application with a small deposit, receive the legally required Important Matters Explanation, sign the sale contract with a larger deposit, arrange financing and insurance, pay the balance on settlement day, and complete ownership registration.
You do not always need to be physically present in Fukuoka because many steps can be completed through power of attorney, and Japan now allows electronic document delivery and online explanations for certain parts of the process.
The step that typically makes the deal legally binding is signing the sale contract and paying the contract deposit, which usually equals about 5% to 10% of the purchase price.
From accepted offer to final registration, the typical timeline in Fukuoka ranges from about 4 to 8 weeks for a straightforward cash purchase, though mortgage financing can extend this to 8 to 12 weeks.
We have a document entirely dedicated to the whole buying process our pack about properties in Fukuoka.
Is it mandatory to get a lawyer or a notary to buy a property in Fukuoka right now?
Neither a lawyer nor a notary is mandatory for a standard residential property purchase in Fukuoka, though most transactions involve a judicial scrivener (shiho shoshi) who handles the ownership registration process.
The key difference is that a judicial scrivener specializes in official document filing and registration with the Legal Affairs Bureau, while a lawyer provides legal advice and can represent you in disputes or complex negotiations.
If you hire a professional, make sure their engagement scope explicitly includes reviewing the Important Matters Explanation document and verifying that all encumbrances are properly cleared before settlement.
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 checks should I run so I don't buy a problem property in Fukuoka?
How do I verify title and ownership history in Fukuoka right now?
The official authority for verifying title and ownership history in Fukuoka is the Legal Affairs Bureau (Houmukyoku), which maintains Japan's real property registry system.
The key document you should request is the real property registry certificate (touki jiko shomeisho), which shows the current owner, all past ownership transfers, and any registered mortgages or rights.
A realistic look-back period for ownership history checks in Fukuoka is typically 10 to 20 years, which helps identify any unusual transfer patterns or lingering disputes.
A clear red flag that should pause your purchase is finding an uncleared mortgage, an ongoing inheritance dispute, or multiple rapid transfers that could indicate fraud or legal complications.
You will find here the list of classic mistakes people make when buying a property in Fukuoka.
How do I confirm there are no liens in Fukuoka right now?
The standard way to confirm there are no liens on a Fukuoka property is to obtain and carefully review the official registry certificate from the Legal Affairs Bureau, which lists all registered encumbrances and their cancellation status.
The most common type of lien foreign buyers should specifically ask about is a registered mortgage (teitouken), which must be formally released by the lender before or at settlement.
The best written proof of lien status is the registry certificate itself, which serves as the legal source of truth and should show either no encumbrances or properly cancelled ones.
How do I check zoning and permitted use in Fukuoka right now?
The authority for checking zoning and permitted use in Fukuoka is the city's urban planning department, and much of this information is disclosed in the Important Matters Explanation document you receive before signing.
The document that confirms zoning classification is typically the city planning map (toshi keikaku zu), which shows the designated use zone, building coverage ratio, and floor area ratio for the property.
A common zoning pitfall foreign buyers miss in Fukuoka is not verifying road access requirements for detached houses, since properties without proper road frontage can face severe restrictions on rebuilding or renovation.
Buying real estate in Fukuoka can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Can I get a mortgage as a foreigner in Fukuoka, and on what terms?
Do banks lend to foreigners for homes in Fukuoka in 2026?
As of early 2026, Japanese banks do lend to foreigners for homes in Fukuoka, but almost all require you to be a legal resident of Japan, meaning non-residents typically must pay cash.
Foreign residents in Fukuoka can generally access loan-to-value ratios between 70% and 90%, though banks often prefer borrowers with permanent residency status for the higher end of that range.
The most common eligibility requirement is having stable employment or income within Japan, combined with a Japanese bank account and sufficient time remaining on your visa.
You can also read our latest update about mortgage and interest rates in Japan.
Which banks are most foreigner-friendly in Fukuoka in 2026?
As of early 2026, the most foreigner-friendly banks for mortgages in Fukuoka are Tokyo Star Bank, SMBC Trust Bank PRESTIA, and Shinsei Bank, all of which have explicit products or support for non-Japanese speakers.
What makes these banks more foreigner-friendly is that they offer English-language support throughout the application process and have published policies accepting foreign residents without permanent residency.
However, even these foreigner-friendly banks typically require you to be a legal resident of Japan, so buyers living overseas without Japanese residency will usually not qualify for financing.
We actually have a specific document about how to get a mortgage as a foreigner in our pack covering real estate in Fukuoka.
What mortgage rates are foreigners offered in Fukuoka in 2026?
As of early 2026, foreigners who qualify for mortgages in Fukuoka can expect variable rates around 0.7% to 1.6% and long-term fixed rates (Flat 35 style) around 2.0% to 2.3%, depending on their profile and chosen lender.
Variable-rate mortgages offer lower starting rates but carry the risk of increases, while fixed-rate products like those in the Flat 35 ecosystem cost more upfront but lock in your payment for up to 35 years.
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 will taxes, fees, and ongoing costs look like in Fukuoka?
What are the total closing costs as a percent in Fukuoka in 2026?
The typical total closing cost for buying property in Fukuoka in 2026 is around 7% to 9% for cash purchases and 8% to 11% when financing with a mortgage.
This range covers most standard residential transactions, with the variation depending on property price, whether you use a mortgage, and which professionals you engage.
The specific fees that make up closing costs include stamp duty on contracts, registration and licensing taxes, judicial scrivener fees, real estate agent commissions, and loan-related charges if you have a mortgage.
The single biggest contributor is usually the agent commission, which can reach up to 3% plus tax on properties above a certain price threshold.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Fukuoka.
What annual property tax should I budget in Fukuoka in 2026?
As of early 2026, you should budget around 0.6% to 1.3% of your purchase price per year for property taxes in Fukuoka, which translates to roughly 150,000 to 400,000 yen (about 1,000 to 2,700 USD or 950 to 2,500 EUR) for a typical home.
Property tax in Fukuoka is assessed as a percentage of the official assessed value, which is usually lower than market price, with fixed asset tax at 1.4% and city planning tax around 0.3% where applicable.
How is rental income taxed for foreigners in Fukuoka in 2026?
As of early 2026, non-resident foreigners earning rental income from Fukuoka property face an effective withholding rate of 20.42% on gross rent, though some exceptions apply for individual tenants renting as their personal residence.
The basic requirement is that the payer (often the tenant or property manager) withholds this tax at source and remits it to Japanese tax authorities, and the foreign owner may still need to file an annual tax return through a local representative.
What insurance is common and how much in Fukuoka in 2026?
As of early 2026, typical annual home insurance premiums in Fukuoka range from about 30,000 to 80,000 yen (200 to 550 USD or 190 to 500 EUR) for a condo unit and 60,000 to 150,000 yen (400 to 1,000 USD or 380 to 950 EUR) for a detached house.
The most common coverage that owners carry in Fukuoka is fire insurance, which is often required by mortgage lenders and covers fire, lightning, and certain natural disasters.
The biggest factor affecting premiums is whether you add earthquake insurance, which is optional but commonly considered in Japan and can significantly increase your annual cost depending on the building's construction type and location.
Get the full checklist for your due diligence in Fukuoka
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
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 Fukuoka, 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 |
|---|---|---|
| Cabinet Office of Japan | Official government page explaining Japan's national security land-use law. | We used it to explain the Important Land Use Act and how it affects certain property locations. We created a simple checklist for buyers to assess if their address falls in a monitored area. |
| Reuters | Globally trusted news wire for official policy announcements. | We used it to flag the planned April 2026 expansion of foreign buyer reporting rules. We treat it as policy intent and explain what buyers should monitor before closing. |
| Japan Housing Finance Agency | Public agency behind Japan's flagship long-term fixed mortgage framework. | We used it to ground our mortgage rate discussion in official data. We cross-checked private lender quotes against JHF published rates for accuracy. |
| National Tax Agency (Stamp Duty) | Japan's tax authority explaining stamp tax reduction rules and validity periods. | We used it to estimate contract stamp tax amounts accurately. We verified the January 2026 guidance remains time-correct. |
| National Tax Agency (Non-resident Guide) | Official NTA publication aimed at non-residents and foreign corporations. | We used it to map which taxes appear at purchase, ownership, and sale stages. We converted this into a buyer-friendly closing cost checklist. |
| National Tax Agency (Rental Income) | Official English page with concrete withholding rate examples. | We used it to explain how rental income is treated for non-resident owners. We turned the 20.42% rule into practical guidance on who withholds and when. |
| Ministry of Justice Legal Affairs Bureau | Official portal for requesting registry certificates that prove ownership. | We used it to show how buyers verify ownership history and encumbrances. We explained online request versus pickup and mail options in plain language. |
| MLIT (Ministry of Land, Infrastructure, Transport and Tourism) | Regulates real estate transaction rules and mandatory disclosures. | We used it to explain what disclosures buyers should expect before signing. We connected it to remote purchase options and which steps can legally be done online. |
| Nagashima Ohno & Tsunematsu | Top-tier Japanese law firm summarizing how land-use rules work in practice. | We used it to add practical interpretation of what triggers scrutiny under the Important Land Use Act. We cross-checked against Cabinet Office sources to avoid over-claiming. |
| DLA Piper REALWORLD | Major global law firm with consistently maintained country tax summaries. | We used it to sanity-check tax rate rules of thumb for fixed asset and city planning taxes. We translated assessed-value taxation into easy budget estimates. |
| Tokyo Star Bank | Bank's own product page stating eligibility for non-permanent resident foreign nationals. | We used it to prove that some mainstream banks lend to non-PR residents. We framed what foreigner-friendly means in Japan based on their published criteria. |
| SMBC Trust Bank PRESTIA | Official bank page aimed at international customers in Japan. | We used it to support our foreigner-friendly banks section with a primary source. We avoided rate claims unless explicitly published and current. |
| Ministry of Finance (FEFTA Overview) | Finance ministry's own explainer on foreign investment notification framework. | We used it to explain why reporting requirements exist without legal jargon. We paired it with practitioner summaries to describe buyer-facing implications. |
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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