How Much Does It Cost to Buy a House in Japan (2025)

Buying a house in Japan can range from extremely affordable rural homes to ultra-expensive city apartments. This article provides an in-depth look at 2025 residential property prices in Japan, with a focus on costs in rural areas versus major cities like Tokyo and Osaka. All prices are given in Japanese Yen (¥) and U.S. Dollars (USD) for convenience (approximately ¥140 ≈ $1). Notably, Japan imposes no extra costs or restrictions on foreigners – real estate prices in Japan are the same for foreign buyers and Japanese citizens.

Below, we break down typical house prices in Japan across rural Japan, major cities (Osaka, Kyoto, Fukuoka, Sapporo), and offer a deep dive into Tokyo's housing market by ward and property type. We also summarize land-only prices and rental yields for 1LDK apartments across these areas to help you make informed decisions when looking at properties for sale in Japan.

Average Property Prices in Japan by Area (2025)

Area	Average Price (JPY)	Average Price (USD)
Rural Japan	¥20,000,000	$143,000
Osaka City	¥55,000,000	$393,000
Kyoto City	¥60,000,000	$430,000
Fukuoka City	¥56,000,000	$400,000
Sapporo City	¥51,500,000	$368,000
Tokyo (Outer Wards)	¥55,000,000	$393,000
Tokyo (Average 23W)	¥91,400,000	$653,000
Tokyo (Central Wards)	¥120,000,000	$860,000

• USD conversion based on approx. 2025 exchange rate: ¥140 = $1

Rural Japan: Countryside Housing and Land Prices

Prices in rural areas of Japan are dramatically lower than in cities. In many rural prefectures, an average detached house can cost around ¥20–¥25 million (about $140,000–$180,000). For example, the lowest-prefecture average for a 100 m² single-family home (about 1,075 ft², 10 years old) is roughly ¥19.9 million.

However, countless older homes in small towns sell for far less. In fact, it's not uncommon to find move-in ready houses for sale in rural Japan for only ¥2–3 million (around $14,000–$21,000). These ultra-cheap properties are often akiya (abandoned homes) – aging houses that have been left vacant due to Japan's declining population. Local governments maintain "akiya banks" listing such properties, some for under ¥1 million or even free, typically in exchange for committing to renovation or live in them.

Land-only prices in the countryside are equally inexpensive. In remote villages, land might cost only a few hundred yen per square meter. For instance, one of Japan's least expensive surveyed locations in Hokkaido has an official land value around ¥1,350/m² (roughly ¥4,460 per tsubo). This means you could theoretically buy a 500 m² (5,380 ft²) plot of land for well under ¥1 million – about the size of five house lots for only ¥770,000 (≈$5,500). Such low prices reflect rural depopulation and abundant housing stock.

By contrast, farmland and residential lots in more accessible countryside (near regional centers or tourist areas) will be higher, but still modest compared to urban areas – often in the range of a few thousand yen per square meter (tens of thousands of yen per tsubo).

Major Cities: Osaka, Kyoto, Fukuoka, and Sapporo

Japan's major regional cities offer housing prices that, while higher than rural areas, are generally lower than Tokyo's. Below we detail average home prices and market trends in Osaka, Kyoto, Fukuoka, and Sapporo as of 2025, along with some land price context. All of these cities have seen price increases in recent years, though their costs remain moderate compared to Tokyo's premium real estate market.

Osaka (大阪)

Osaka is Japan's second-largest metropolitan area, and house prices in Japan's merchant city are substantial but not as extreme as Tokyo. As of late 2024, the average price for a new condominium in Osaka City was around ¥55–57 million (approximately $390,000–$410,000). This marked a sharp rise (over 40% year-on-year in some months) due to strong demand and limited supply of new units.

By comparison, second-hand apartments in Osaka trade at lower prices: an average 70 m² secondhand condo in Osaka Prefecture costs around ¥18–20 million ($130k), while within Osaka City the average is higher, roughly ¥45 million ($320k) for a relatively recent 70 m² unit. Detached houses in Osaka's suburbs can be found in the ¥20–40 million range ($140k–$280k) depending on age and distance from the city, whereas central Osaka land is pricey – prime downtown land values are on the order of ¥1–2 million per m² (over ¥3.3–6.6 million/坪) for commercial areas, with residential zones somewhat less.

Rental yields for investors in Osaka's real estate market are moderate. Small apartments (studio or 1LDK size) in Osaka City typically have gross rental yields around 4–5% annually. This is slightly higher than Tokyo's yields, reflecting Osaka's lower purchase prices relative to rent. For example, one survey shows Osaka one-room apartment yields averaging in the mid-4% range.

Kyoto (京都)

Kyoto, famed for its heritage and limited new development, has seen surging house prices in Japan's cultural capital. In 2024, Kyoto Prefecture's new condominium prices jumped 30.6% year-on-year, outpacing Osaka's increase. Central Kyoto City is now extremely expensive: in popular wards like Nakagyō (central Kyoto), the average new condo price exceeded ¥100 million (over $700,000) – a result of high-end boutique projects and strong demand from affluent buyers (including those drawn by Kyoto's cultural appeal).

Other central wards (e.g., Higashiyama, Kita) also saw average new unit prices near or above ¥100 million. These prices are on par with Tokyo's luxury segment, reflecting Kyoto's scarcity of land and strict building regulations.

For typical buyers, more modest options exist in Kyoto's outskirts. A secondhand apartment in Kyoto City averages around ¥30–40 million (~$210–$280k) for a standard family-size unit, while suburban Kyoto prefecture (e.g., towns like Uji or Kameoka) offers lower prices in the ¥20 million range.

Detached houses in Kyoto are also bifurcated: a modern single-family home in a central neighborhood can easily top ¥60–80 million ($430k–$570k), whereas older houses or those in peripheral areas are much cheaper, sometimes ¥20–30 million (especially if they are older machiya townhouses needing renovation). Land in Kyoto is expensive in the city center (akin to Osaka, often well over ¥1 million/m²), but more reasonable in outlying districts or neighboring Shiga Prefecture (a popular commuter alternative due to Kyoto's high costs).

Fukuoka (福岡)

Fukuoka, the largest city on Kyushu Island, has become a hot real estate market in Japan in recent years. New condominium prices in Fukuoka City have soared, reaching an average around ¥56 million ($400,000) per unit as of 2024. This was a dramatic rise (over 40% jump from the previous year) attributed to a construction slowdown and limited supply – fewer new condos were built, pushing up prices for whatever was available.

Despite this spike, Fukuoka's housing market remains more affordable than Tokyo or Kyoto. For example, a 10-year-old used 70 m² condo in Fukuoka City averages about ¥37–38 million ($270k). In the suburbs or smaller cities in Fukuoka Prefecture, the same size used apartment averages only ¥23 million (~$165k), highlighting a big urban-rural gap even within the prefecture.

Detached house prices in Fukuoka vary by location: within the city, newer houses might range from ¥40–60 million ($290k–$430k), whereas in rural areas of Kyushu, one can find spacious homes well under ¥20 million.

Land-only listings in Fukuoka show that residential land in central districts costs on the order of ¥300,000–¥600,000/m² (¥1–2 million/坪) for prime plots. Meanwhile, on the outskirts, land values drop sharply; it's possible to buy land for under ¥100,000/m² in satellite towns, and even cheaper further out.

Rental demand is strong in Fukuoka, and rental yields for small apartments tend to be a bit higher than in Tokyo. One-bedroom units in Fukuoka might yield roughly 5%–6% gross annually in 2025, reflecting the city's growing population and investor interest. (For instance, Fukuoka's expected yield for one-room rentals was around 5.0% in recent surveys, similar to other regional cities.)

Sapporo (札幌)

Sapporo, the capital of Hokkaido, offers relatively affordable urban housing by Japanese standards, though prices have been climbing. The average price of a new condominium in Sapporo was about ¥51.5 million in 2022 and has likely edged higher by 2024. This is notably cheaper than Kansai or Kyushu's big cities, but it represented a significant increase for Sapporo (which historically had new units in the ¥30–40 million range). The uptick is partly due to redevelopment projects and an influx of investors, as well as Sapporo's appeal as a regional hub.

Secondhand properties in Sapporo remain quite affordable: a typical used condo (70 m²) might cost around ¥20–25 million (~$150k–$180k) depending on age and proximity to the city center. Detached houses in Sapporo's suburbs can also be found in the ¥20–30 million range for relatively modern builds, while older homes or those in Hokkaido's rural towns can be far cheaper (often well under ¥10 million).

Land prices in Sapporo are moderate – central residential land might be ¥100,000–¥200,000/m², a fraction of Tokyo's pricing, and on city outskirts land can be tens of thousands of yen per square meter.

From an investment standpoint, Sapporo's rental yields are attractive. Small apartments tend to yield around 5% gross annually, higher than in most Honshu cities. For example, one survey of expected yields shows Sapporo apartments at ~5.0%, reflecting a balance of modest property prices and stable rents. This makes Sapporo interesting for rental property investors, although property management and Hokkaido's harsh winters are practical considerations.

Tokyo's 23 Wards: Price Differences

House prices in Tokyo vary widely by ward. Overall, the average price for a 70 m² apartment in Tokyo's 23 wards is about ¥91.4 million (~$653,000) as of 2025. However, this average masks a huge range. In Tokyo's most exclusive central wards, prices are well into the hundreds of millions of yen, while in the outer wards at the city edges, prices are a fraction of that.

Central (High-End) Wards

The top-end is exemplified by areas like Minato, Chiyoda, Chūō, and Shibuya. Minato Ward (home to neighborhoods like Roppongi and Aoyama) has the highest condo prices – around ¥198.8 million on average for a 70 m² apartment (nearly $1.42 million). Chiyoda (the Imperial Palace area) and Shibuya are close behind at roughly ¥115–¥120 million (~$820k). It's not unusual for new luxury apartments or larger units in these wards to cost ¥300–¥500 million (multiple millions of USD) for prime locations.

Land values here are astronomical: in Ginza, commercial land has been valued around ¥57 million per m² – meaning a space the size of a tatami mat (~1.65 m²) is about ¥94 million (over $670,000). Residential land in top neighborhoods isn't far behind, often several million yen per square meter.

Outer (Affordable) Wards

In contrast, the more peripheral wards of Tokyo offer relatively affordable housing. The least expensive wards (often in the north and east, farther from central business districts) include areas like Katsushika, Adachi, and Edogawa. The lowest ward-average price is about ¥50–55 million (~$360k–$393k) for a 70 m² condo. For example, Katsushika Ward averages roughly ¥50.5 million, and Adachi Ward around ¥53 million for that size apartment.

These outer wards are more suburban in character; they offer smaller, older homes and longer commutes, hence the lower prices. It's in such neighborhoods that a budget of ¥50 million (about $360,000) can buy a brand-new family-sized apartment – whereas the same budget would only afford a tiny studio in central Tokyo.

Middle-Range Wards

In between, there are mid-range residential wards (such as Suginami, Itabashi, Ota, Nerima, etc.) where 70 m² condo prices tend to fall in the ¥60–80 million range (~$430k–$570k). These areas are popular with many working families, balancing cost and commute. For instance, Nerima or Itabashi (outer northwest) might see averages around ¥60–65 million, while Setagaya or Bunkyō (closer in and upscale residential) might average ¥80–90 million. Tokyo's overall median is pulled upward by the expensive core wards, but a wide variety of price points can be found across the metropolis.

Housing Types in Tokyo: Apartments vs. Houses vs. Akiya

Condominiums (Apartments)

The most common property purchase in Tokyo is a condominium unit. As shown above, new and recent apartments in central wards command very high prices (often over ¥1 million per square meter). Even in less central areas, new condos often cost ¥800,000–¥900,000 per m², which means a typical 70 m² (750 ft²) unit can easily be ¥50–60 million ($350k–$420k).

Buyers looking at second-hand apartments (中古マンション) will find lower prices: for example, a 20-year-old 3LDK condo in a suburban ward might sell for ¥30–40 million, depending on distance from the train station. Tokyo's condo market has been on an upward trend, with new apartment average prices in 2023 reaching ¥103.9 million in the 23 wards (an unprecedented high).

This trend is expected to continue into 2025, albeit at a moderated pace, as some buyers are priced out and look to surrounding prefectures (Saitama, Chiba, Kanagawa) for cheaper options.

Detached Houses

Owning a detached house ("ikkodate") in Tokyo is less common, but many exist especially in quieter residential wards. Generally, land is the biggest cost – even a small plot for a house can be very expensive in the city. The average price for a detached house in Japan's capital city is around ¥50 million, but this figure includes older homes and suburban areas.

Modern newly built houses in Tokyo 23 wards typically range from about ¥60 million to ¥120 million ($430k–$860k), depending on location and size. For example, a new 3-bedroom detached house in Setagaya (an upscale residential ward) might be ~¥80–90 million, whereas in an outer ward like Adachi, new houses might be ¥50–60 million. In the central wards, detached houses are a luxury (due to land scarcity) and often cost well over ¥150 million if you want any reasonable land size.

It's worth noting that many single-family homes in Tokyo are built on very small lots (sometimes under 100 m² / 1,076 ft² of land), which keeps them somewhat (relatively) affordable. Land-only listings in Tokyo illustrate the costs: a plot in a prime ward (Minato or Shibuya) can easily top ¥10 million per tsubo (≈¥3 million/m²), whereas land in the outskirts (e.g., in western Tokyo areas like Hachiōji or Ome) might be available for ¥100,000–¥300,000 per tsubo, depending on proximity to stations.

Akiya (Abandoned Homes)

In Tokyo's context, akiya are far less common than in rural Japan, but they do exist. As older generations pass away or move out, even some Tokyo houses become vacant. However, unlike in depopulated rural villages, Tokyo's abandoned homes usually sit on valuable land – so they are seldom "dirt cheap." Instead, these properties tend to be sold for land value.

For instance, an old wooden house in an outer Tokyo ward might be marketed as an "akiya" special at, say, ¥20–30 million, which reflects the lot price (the structure likely has little value). Occasionally, savvy buyers (including foreigners) seek out these fixer-uppers as a way to get into the Tokyo market at a lower price point.

There are even some local government programs in greater Tokyo (and surrounding prefectures) to list akiya for sale or rent, but don't expect ¥0 houses in central Tokyo – even a dilapidated house usually costs a substantial sum because of the land's worth. Essentially, Tokyo's high demand ensures that property values remain high even for neglected properties.

That said, compared to buying a new build, purchasing a dated house in need of renovation can save money if one is willing to invest in repairs. Just keep in mind the transaction process and taxes are the same as any normal sale (Japan does not discriminate by buyer nationality or have extra fees for foreigners).

Rental Yields in Tokyo and Other Cities

Many foreign investors are also curious about rental yields in Japan's real estate market. Rental yield (typically quoted as gross yield, or 表面利回り) is the annual rental income divided by the property price. Yields in Japan's major cities tend to be modest, especially in Tokyo where property prices are high relative to rents. Below is a summary of average gross rental yields for small apartments (around one-bedroom or studio size, e.g. 1R–1LDK units) in 2024, by city:

City	Gross Rental Yield (1LDK/1R)
Tokyo (23W) – Central areas	~3.8%
Yokohama (neighboring Tokyo)	~4.4%
Osaka (Urban Osaka)	~4.5%
Nagoya (Central Japan)	~4.7%
Sapporo (Hokkaidō)	~5.0%
Fukuoka (Kyūshū)	~5.0%
Sendai (Tohoku)	~5.0%

Source: Average expected yields from a 2024 investor survey. Yields are gross figures before expenses and assume properties in good condition near city centers. Actual yields can vary by neighborhood and property age.

As the table shows, Tokyo's rental yields are the lowest (around 3.5–4%), due to very high property prices in the capital. Osaka and Nagoya offer moderately higher yields (~4.5%), and regional cities like Sapporo, Fukuoka, and Sendai have the highest yields (~5% or slightly above) since property prices there are lower while rents are still relatively robust.

These yields are average gross yields; net yields after expenses (maintenance, property management, taxes, etc.) would be a couple of percentage points lower. Nonetheless, the data indicates that for investors seeking income, properties in regional cities might offer better returns, whereas Tokyo properties are often chosen more for potential value appreciation or as stable assets rather than high yield.

Conclusion: House Prices in Japan Summary

In summary, the cost of buying a house in Japan in 2025 varies enormously based on location and property type:

• Rural Japan: You can find habitable houses for the price of a car (a few million yen) in depopulating rural areas. Land in the countryside can be astonishingly cheap – sometimes just a few thousand yen for an entire square meter. These low prices come with trade-offs: remote locations, older buildings (often akiya in need of renovation), and fewer services.

• Major Regional Cities (Osaka, Kyoto, Fukuoka, Sapporo): These cities offer a middle ground. Housing is significantly cheaper than Tokyo's, though prices in popular urban areas have been rising. Expect averages on the order of ¥50–60 million for new condos in places like Osaka, Kyoto, or Fukuoka, and around ¥20–40 million for used apartments. Sapporo remains on the lower end with new units around ¥50 million. Land prices in city centers are high but not Tokyo-high, and yields for rental properties are relatively better (around 4–5% gross).

• Tokyo: The nation's priciest real estate market, with 23 wards ranging from ultra-luxury central districts (well over ¥100 million for typical apartments) to more affordable outskirts (~¥50–¥60 million condos). Modern detached houses in Tokyo usually start around ¥50–60 million in outer areas and can skyrocket past ¥100 million in prime locations. Even "fixer-upper" akiya houses in Tokyo demand significant budgets due to land value. Tokyo's rental yields are lowest, around 3–4%, reflecting its position as a capital where investors accept lower returns for stability.

Foreigners pay essentially the same market prices as Japanese buyers – there is no "foreigner premium" in Japan's property market. Thus, the figures above apply equally whether you are a local or an international purchaser looking to buy a house in Japan. With the yen's exchange rate in 2025 making prices slightly more affordable in USD terms, some overseas buyers see opportunity.

Japan's housing market offers a huge spectrum of prices, from affordable rural homes to premium Tokyo properties. Understanding the regional market trends – as outlined in this article – along with working with a knowledgeable real estate agent, is key to making an informed investment or relocation decision when purchasing property in Japan.

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Frequently Asked Questions

What are the average house prices in Japan for foreigners?

Foreigners pay the same prices as Japanese citizens. Average prices range from ¥2–3 million ($14,000–$21,000) for rural homes to ¥50–60 million ($350,000–$430,000) for apartments in Tokyo's outer wards, and over ¥100 million ($700,000+) in central Tokyo.

Can foreigners buy property in Japan?

Yes, foreigners can purchase real estate in Japan without restrictions. There are no additional costs or special requirements for foreign buyers compared to Japanese citizens.

What are the cheapest areas to buy a house in Japan?

Rural areas throughout Japan, particularly in prefectures like Aomori, offer the most affordable housing. Akiya (abandoned homes) can sometimes be purchased for under ¥1 million ($7,000) or even free in some depopulated regions.

Do houses in Japan depreciate in value?

Generally, yes. Unlike in many Western countries, Japanese houses typically depreciate over time, with most of the property value being in the land rather than the structure. This is partly due to Japan's high inheritance taxes and preference for newer builds.

What additional costs should I expect when buying property in Japan?

Beyond the purchase price, buyers should be prepared to pay registration taxes (about 2%), agent fees (3–4% of purchase price), property taxes, and potentially renovation costs for older properties.

What are the average rental yields for investment properties in Japan?

Rental yields vary by location. Tokyo averages around 3.8% for 1LDK apartments, while regional cities like Fukuoka and Sapporo offer higher yields around 5%. These are gross figures before expenses like property management and maintenance fees.

How do I find properties for sale in Japan?

Working with a real estate agent is the most common approach. Many agencies have English-speaking staff in major cities. Online property listings are also available, though some are only in Japanese. Local akiya banks list abandoned properties in rural areas.

Do I need to be in Japan to purchase property?

While it's possible to buy remotely, being physically present is highly recommended to view properties and handle paperwork. Many buyers work with a real estate agent who can facilitate the process.