Fukuoka sellers cut often and shallowly. July 2026
Frequent adjustments, small ones
Of the 4,653 Fukuoka sale listings we could follow through July, 19% changed price. Close to one in five rewrote its price tag inside a single month.
The size of those changes is another matter. The median cut was -2.87%, the shallowest of the nine cities in this month's figures. Tokyo's is −3.23%, Osaka's −3.81%, Nagoya's −4.35%.
Often, and not by much. Sellers here appear to trim and watch rather than make one decisive reduction. Two cities can both be described as "cutting" and mean quite different things by it.
Among the 970 revisions, 86.1% were cuts. On a matched-listing basis prices moved -0.66%, and all 4 observations in July were declines.
Ward variation is moderate, running from 91.3% in Chuo down to 76.4% in Minami, a 15 point spread.
| Ward | Listings tracked | Share that moved | Of those, cuts | Median cut |
|---|---|---|---|---|
| Chuo | 1,012 | 22.9% | 91.3% | -2.7% |
| Sawara | 528 | 22.2% | 90.8% | -2.22% |
| Nishi | 378 | 18% | 90.4% | -3.31% |
| Higashi | 892 | 14.5% | 85.4% | -3.46% |
| Hakata | 716 | 20.1% | 78.2% | -2.86% |
| Minami | 868 | 16.5% | 76.4% | -3.19% |
Rents flatten between twenty and thirty years
Looking at median rent per square metre by building age, the 11-20 and 21-30 bands sit at almost the same level.
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 2,654 | 15.5% | ¥2,632 |
| 6-10 | 2,095 | 12.2% | ¥2,524 |
| 11-20 | 4,720 | 27.5% | ¥2,319 |
| 21-30 | 3,995 | 23.3% | ¥2,289 |
| 31-40 | 2,505 | 14.6% | ¥1,768 |
| 41+ | 1,178 | 6.9% | ¥1,523 |
Those two bands together are about half of all rental listings. Through the middle of Fukuoka's rental market, a decade of building age barely registers in the rent.
Sale prices over the same range fall by close to 60%.
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 483 | 11.3% | ¥851,852 |
| 6-10 | 333 | 7.8% | ¥737,138 |
| 11-20 | 454 | 10.6% | ¥603,508 |
| 21-30 | 939 | 21.9% | ¥489,390 |
| 31-40 | 1,153 | 26.9% | ¥386,731 |
| 41+ | 928 | 21.6% | ¥352,657 |
Sale prices decline with age and rents do not follow, and the gap between the two opens widest across exactly that 11-30 year range. You can calculate the yield for a specific property, or explore price against building age across the city.
What is on the market
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 3LDK | 1,818 | 42.4% | ¥464,662 |
| 4LDK | 683 | 15.9% | ¥405,797 |
| 2LDK | 682 | 15.9% | ¥454,394 |
| 1LDK | 323 | 7.5% | ¥897,904 |
| 3LDK+S | 142 | 3.3% | ¥397,450 |
| 2LDK+S | 139 | 3.2% | ¥391,076 |
| 4LDK+S | 102 | 2.4% | ¥411,728 |
| 5LDK | 80 | 1.9% | ¥299,352 |
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 1K | 5,331 | 25.8% | ¥2,438 |
| 1LDK | 5,236 | 25.3% | ¥2,454 |
| 2LDK | 3,297 | 15.9% | ¥2,245 |
| Studio | 2,073 | 10% | ¥2,531 |
| 3LDK | 1,716 | 8.3% | ¥1,888 |
| 1DK | 899 | 4.3% | ¥2,236 |
| 2K | 788 | 3.8% | ¥2,584 |
| 2DK | 370 | 1.8% | ¥1,448 |
| 4LDK | 260 | 1.3% | ¥1,800 |
| 2SLDK | 166 | 0.8% | ¥2,205 |
| 3DK | 163 | 0.8% | ¥1,125 |
| 1SK | 114 | 0.6% | ¥2,243 |
| 1SLDK | 85 | 0.4% | ¥2,037 |
| 3SLDK | 57 | 0.3% | ¥2,130 |
On the rental side 1K and 1LDK sit at almost equal shares. Compared with Osaka or Kyoto, where 1K alone exceeds half, Fukuoka's rental stock is not especially weighted toward single occupancy.
Levels
The median advertised sale price was 3,460 man-yen, or 44.6 man-yen per square metre; the median advertised rent 7.7 man-yen a month. Rents moved -0.33% on a matched-listing basis. Read the medians as levels rather than trends.
About this data
We observed the market on 5 days for sale listings and 4 for rentals during July, recording 21,105 and 70,189 listing observations. These are asking prices, not transaction prices.
The ward breakdown covers sale listings only. Rental collection runs newest-first and stops once it is into listings already held, so depth varies day to day. Composition and age bands come from the deepest collection day in the period. Building age is recorded on 82.9% of rentals.