How Much Is a House in Japan? 2026 Prices From Tokyo to the Countryside

How much is a house in Japan?

A pre-owned detached house costs ¥27.83 million ($174,000) on average. A new pre-built house averages ¥42.15 million ($263,000), and a new condominium ¥58.82 million ($368,000).

These are the latest figures from the Japan Housing Finance Agency's FY2025 Flat 35 survey, published on July 24, 2026. Every property type rose in price from the year before.

House prices vary depending on location. They range from free akiya in rural Japan to ¥142.49 million on average for a new condo in Tokyo's 23 wards. Rural Japan offers some of the lowest prices among developed countries. Below, discover average prices, extra costs, akiya, taxes, and new 2026 rules for foreigners.

Key takeaways (October 2026)

• Average price: ¥27.83 million for a used house, up to ¥58.82 million for a new condo (FY2025).

• Tokyo: new condos in the 23 wards averaged ¥142.49 million in the first half of 2026.

• Rural areas: used houses outside the three major metros averaged ¥22.95 million.

• Cheap homes: some akiya sell for under ¥1 million or are free through local governments.

• Extra costs: agent commission, registration tax, and a 3% acquisition tax on top of the price.

• Foreigners: no nationality requirement, but new reporting rules apply from April and October 2026.

• Mortgage rates: the Bank of Japan raised its policy rate to 1.25% on September 18, 2026.

• USD figures use about ¥160 per dollar (August 2026).

How much is a house in Japan? A look at the average price of a house in Japan

The table below shows the average price paid by Flat 35 borrowers in FY2025, April 2025 to March 2026. The Japan Housing Finance Agency published this data on July 24, 2026. It covers 35,553 home purchases across Japan.

Property type	Nationwide	Greater Tokyo	Kinki area	Tokai area	Other areas
New condominium	¥58.82M ($368K)	¥67.22M ($420K)	¥60.74M ($380K)	¥48.95M ($306K)	¥47.77M ($299K)
Custom-built home with land	¥53.13M ($332K)	¥64.04M ($400K)	¥54.86M ($343K)	¥53.25M ($333K)	¥47.51M ($297K)
Custom-built home only (land already owned)	¥47.69M ($298K)	¥47.62M ($298K)	¥42.70M ($267K)	¥43.52M ($272K)	¥40.13M ($251K)
Pre-built new home	¥42.15M ($263K)	¥48.35M ($302K)	¥40.65M ($254K)	¥36.62M ($229K)	¥33.95M ($212K)
Pre-owned condominium	¥36.02M ($225K)	¥40.90M ($256K)	¥32.72M ($205K)	¥26.59M ($166K)	¥28.87M ($180K)
Pre-owned detached house	¥27.83M ($174K)	¥34.60M ($216K)	¥27.26M ($170K)	¥25.12M ($157K)	¥22.95M ($143K)

USD conversions use ¥160 per dollar, the late-August 2026 rate. Always confirm the current exchange rate before making financial decisions.

Greater Tokyo covers Tokyo, Saitama, Chiba, and Kanagawa. The Kinki area centers on Kyoto, Osaka, and Nara. The Tokai area centers on Aichi, Shizuoka, and Gifu.

Pre-owned condominiums rose fastest, up ¥5.69 million in one year. For the first time since the survey began in 2004, pre-owned homes made up the largest share of Flat 35 purchases, at 35.9%.

You'll notice the above table does not include the average price of akiya in Japan. Akiya, vacant houses, are calculated based on various factors that affect the market price. We'll cover the average cost of akiya in the following section.

How much is a house in Tokyo?

Tokyo is the most expensive property market in Japan. High demand and limited land push prices well above the national average.

New condominiums (first half of 2026, Real Estate Economic Institute):

• Tokyo's 23 wards: ¥142.49 million ($891,000), up 9.1% year on year

• Greater Tokyo average: ¥101.35 million ($633,000), the first half-year above ¥100 million

• Tokyo outside the 23 wards: ¥75.50 million ($472,000)

• Kanagawa: ¥83.46 million, Saitama: ¥64.69 million

The institute linked the record to labor shortages and rising construction material costs.

Flat 35 buyers in Greater Tokyo (FY2025):

• Pre-built new home: ¥48.35 million ($302,000)

• Pre-owned detached house: ¥34.60 million ($216,000)

Flat 35 figures run lower because they cover all of Greater Tokyo, including the suburbs. They also count only buyers who used a Flat 35 loan. For newer homes near a train station, expect to pay well above these averages.

Overseas buyers make up a small share of the market. In 2025, buyers with an overseas address took 2.5% of new condominiums in Tokyo and 3.4% in Osaka. The share rose to 5.9% in Tokyo's six central wards, according to MLIT. These figures include Japanese citizens living abroad.

How much is an apartment in Japan?

In Japan, a purchased apartment is usually called a condominium, or mansion (マンション, manshon). Here is what Flat 35 buyers paid in FY2025:

Apartment type	Average price	Average floor area	Average building age
New condominium	¥58.82M ($368K)	67.7 sqm	New
Pre-owned condominium	¥36.02M ($225K)	70.7 sqm	28.7 years

Apartment owners also pay a monthly management fee and a repair reserve fund. The repair reserve fund averaged ¥13,054 per unit per month in MLIT's 2023 condominium survey. Fees vary by building, so ask the real estate agent for the exact amounts before you buy.

How big are homes in Japan? The average home bought with Flat 35 in FY2025 had 100.3 square meters of floor space. Custom-built houses were largest, at 118.4 square meters. Pre-owned detached houses averaged 114.8 square meters and 22.7 years old.

What are the additional costs of buying a house in Japan?

The purchase price is not the only cost. As a rough estimate, buyers budget an extra 6% to 10% of the price for fees and taxes. The main costs are:

• Real estate agent commission: up to 3% of the price plus ¥60,000, plus consumption tax. For homes priced at ¥8 million or less, agents can charge up to ¥330,000 including tax.

• Registration and license tax: the standard rate is 2% of the assessed value. Reduced rates apply, including 1.5% for land and 0.3% for a home you live in.

• Stamp duty: a revenue stamp on the sales contract, at reduced rates for contracts made by March 31, 2027.

• Judicial scrivener fee: often estimated at ¥50,000 to ¥200,000 to handle the registration.

• Real estate acquisition tax: 3% of the assessed value for homes and land acquired by March 31, 2027.

• Home insurance: varies by property, location, and coverage.

Example: on a ¥30 million house, the commission cap is ¥1,056,000 including tax. On a ¥1 million akiya, the agent can still charge up to ¥330,000. That is 33% of the price, so check fees before you commit any money.

👉 Read also: Does It Snow in Japan? Regional Snowfall Guide for Visitors and Property Owners

What is the average price for akiya in Japan?

Japan had about 9 million vacant homes, or akiya (空き家), in 2023. That is 13.8% of all housing, a record high. Wakayama and Tokushima had the highest vacancy rate, at 21.2%. Many sit in rural areas and small towns, where lower prices reflect falling demand. Some sell for under ¥1 million, and some local governments give them away through akiya banks.

Akiya prices depend on four factors: location, condition, building type, and age. Many older homes require renovation, so budget for repairs on top of the purchase price.

1. Location

Location drives akiya prices more than anything else. A house within walking distance of a train station, supermarket, or hospital sells for more. Easy access to amenities and facilities also makes it easier to rent out later.

Many akiya sit in rural regions far from urban centers. That suits buyers who want a quiet new life in the country. If you need daily access to shops and transport, look closer to town and expect to pay more. Many rural communities also list homes on local akiya banks.

2. Condition

A house's size, condition, and age shape its price, as does any past repair or renovation work. A building inspection shows what needs fixing before you buy.

Japanese homes lose value faster than homes in most other developed countries. Tax law sets a "useful life" for each building type:

Building structure (homes)	Useful life
Reinforced concrete (RC) or steel reinforced concrete (SRC)	47 years
Steel, over 4mm thick	34 years
Steel, over 3mm up to 4mm	27 years
Steel, 3mm or less (light gauge)	19 years
Wood	22 years

3. Depreciation and building value

The useful life sets depreciation for income tax, for example if you rent the house out. After 22 years, a wooden house is almost fully depreciated for that purpose.

Fixed Asset Tax works differently. A building's assessed value never falls below 20% of its rebuilding cost. So even very old houses still pay some property taxes every year.

In the market, many older homes sell mainly for the value of the land. Buyers often treat the building as worth little, which is why older homes can look cheap.

👉 Taxes are one of the most overlooked costs of akiya ownership. We broke down what foreign owners actually get wrong about akiya tax in Japan, with help from a licensed Fukuoka accountant.

Where is housing the most and least expensive in Japan?

Land drives most of the price difference between urban areas and the country. The figures below come from MLIT's 2026 Prefectural Land Price Survey, priced as of July 1, 2026.

Tokyo: the most expensive land in Japan

Residential land in Tokyo averaged ¥506,700 per square meter in 2026. That is about 37 times the price in Akita.

Prefecture	Residential land, average per square meter (2026)
Tokyo	¥506,700 ($3,167)
Kanagawa	¥213,300 ($1,333)
Osaka	¥173,400 ($1,084)

The cheapest prefectures for land

The lowest residential land prices are in Akita, Aomori, Tottori, and Yamagata.

Prefecture	Residential land, average per square meter (2026)
Akita	¥13,600 ($85)
Aomori	¥16,500 ($103)
Tottori	¥19,000 ($119)
Yamagata	¥20,000 ($125)

Prefectural capitals such as Akita City and Aomori City cost more than surrounding towns. They still offer affordable real estate options with a small-city lifestyle.

What to know about house ownership types in Japan

There are two main types of ownership in Japan:

• Freehold (所有権, shoyuken): you own both the building and the land outright. Most homes in Japan are sold this way.

• Leasehold (借地権, shakuchiken): you own the building but lease the land for a fixed term. You pay land rent every month, and the land returns to its owner when the lease ends.

Freehold buyers pay the full costs of buying property in Japan. These include commission, registration tax, stamp duty, and yearly property taxes. See MailMate's property tax calculator for an estimate of real estate taxes.

Leasehold homes usually cost less upfront. Owners still pay land rent, maintenance, and building upkeep.

Bank requirements to buy a house in Japan

Mortgage rules vary depending on the bank and your residency status. Securing financing is usually the hardest step for foreigners.

Flat 35 is the government-backed fixed-rate loan. It requires Japanese nationality, permanent residency, or special permanent residency. Your total loan repayments must stay within 30% of income below ¥4 million, or 35% at ¥4 million and above.

Private banks set their own rules. Some lend to foreign residents without permanent residency, especially with a Japanese spouse. Expect stricter checks, a larger down payment, and proof of stable income in Japan. Each bank decides case by case whether a person qualifies.

Having permanent residence or a Japanese spouse improves your chances. So does long, stable employment in Japan.

Rising interest rates: the Bank of Japan raised its policy rate from 1.00% to 1.25% on September 18, 2026. It was the second hike in three months, after a June increase. Buyers with variable-rate loans may see higher monthly payments as rates rise.

Affordability check: Flat 35 borrowers made an average monthly payment of ¥123,800 in FY2025. New condominium buyers paid 7.5 times their household income. Buyers of a custom-built home with land paid 7.8 times.

How to buy a house in Japan

Here is a step-by-step overview of buying a house in Japan, especially if you are a foreigner. However, the process will vary depending on numerous factors.

If you live outside Japan, read our guide: How To Buy A House In Japan As A Foreigner Living Abroad

1. Find properties with a real estate agent.

Start your search with properties for sale on real estate portals or local akiya banks. Many local governments list properties online for free. Real estate brokerages and akiya banks will typically have contact forms online, which will allow you to get in touch with an agent.

Note: A bilingual real estate agent is invaluable when looking for a property in Japan that will suit your needs, so if you can't speak Japanese, we suggest heading for a bilingual brokerage. Read about bilingual real estate agents here.

Visit the property if you can to understand the area, potential noise, and any structural issues.

For a used home, ask for a building inspection (建物状況調査, tatemono jokyo chosa). Since April 2018, agents must tell you in writing whether they can arrange one. A qualified architect checks the structure and signs of leaks, which matters most for older akiya.

2. Make an offer.

Once you have a property you are interested in, you and your agent will submit a Letter of Intent. This letter will lay out the terms of your offer, including:

• Purchase price

• Contingencies such as finance and inspections

• Desired closing date

Your real estate agent can negotiate more favorable prices and terms.

If accepted, then on to the next step.

3. Secure financing.

If needed, apply for a mortgage from a bank.

When applying for a mortgage, pay attention to interest rates, repayment periods, and potential penalties for early and late repayments.

You must also provide documentation such as proof of income, tax returns, employment verification, and a valid visa when applying. Additionally, the bank may require a guarantor or co-signer.

Once the application is submitted, the bank will finalize the property and your financial situation, which will take a couple to several weeks.

4. Sign the contract.

Once the finances have been finalized and your offer is accepted, you will sign the sales contract with your real estate agent and pay the deposit for this property.

5. Complete other finance transactions.

A judicial scrivener then registers the property in your name at the Legal Affairs Bureau (法務局, homukyoku). You pay the registration tax and other taxes relating to the property at this stage. From October 2026, new owners must also give their nationality when registering.

If you live outside Japan, you must appoint a tax representative for your property taxes. Overseas residents must also report the purchase under the Foreign Exchange Act, a rule in force since April 2026.

6. Move-in.

Once everything is finalized, your property is ready to move in.

How to set up your house in Japan with MailMate

Whether you are a new homeowner, just purchased an akiya, own multiple properties, or want a vacation home, MailMate will assist you with acquiring and managing a house in Japan through a variety of comprehensive services.

Here are just some of the ways MailMate can help:

1. Property purchase support

To help you throughout the property purchase process, we will handle any correspondence and provide local knowledge and experts for your specific needs.

2. Utility liaison services

Setting up utilities such as water, gas, and electricity can be a hassle if you can't read or speak Japanese.

MailMate can act as your liaison to set up, manage, and provide bill pay for your utilities.

Never miss a payment, even while you are away from your vacation home.

3. Tax agent services

When you need to be away or don’t want to deal with the headache of Japanese property taxes, make MailMate your tax representative to handle paperwork and payments for you.

We will explain what needs to be done in order to comply with your financial obligations related to property ownership.

4. Virtual mailbox with mail management

Don’t waste your time sorting and translating every single email that comes your way. MailMate will give you a quick summary of the mail, so you know what's important and what’s spam.

Perfect for anyone who wants to manage Japanese mail online (e.g., when you're away from your property). Plus, you’ll get an English translation summary for any mail that you want us to open.

If you want the physical copy of a mail item, we'll forward it to you at your request.

5. Maintenance scheduling

Use our bilingual virtual assistant service to schedule any house maintenance chores!.

Our bilingual staff will be the communication bridge between you and your service provider. Plus, we’ll provide you with options if needed to help you make the best choices for various setups and services.

Frequently asked questions

How much is a house in Japan in 2026?

A pre-owned detached house in Japan costs ¥27.83 million on average. New homes cost more: ¥42.15 million for a pre-built house and ¥53.13 million for a custom-built house with land. A new condominium averages ¥58.82 million. These figures come from the Japan Housing Finance Agency's FY2025 Flat 35 survey, published on July 24, 2026.

How much is a house in Japan in USD?

At about ¥160 per US dollar, a pre-owned detached house in Japan averages about $174,000. A pre-built new house averages about $263,000, and a new condominium about $368,000. In Greater Tokyo, Flat 35 borrowers paid about $420,000 on average for a new condominium. Exchange rates move daily, so recheck the conversion before you budget.

How much is a house in Tokyo?

Tokyo is the most expensive housing market in Japan. New condominiums in Tokyo's 23 wards averaged ¥142.49 million in the first half of 2026, up 9.1% year on year. That figure comes from the Real Estate Economic Institute. Residential land in Tokyo averaged ¥506,700 per square meter in MLIT's 2026 Prefectural Land Price Survey.

How much is an apartment in Japan?

A new condominium in Japan averaged ¥58.82 million in FY2025, and a pre-owned condominium averaged ¥36.02 million. Pre-owned condominium prices rose fastest, up ¥5.69 million in one year. New condominium buyers got 67.7 square meters of floor space on average. Monthly management and repair reserve fees apply on top of the purchase price.

How much is a house in the countryside of Japan?

Houses in rural Japan cost far less than in cities. Pre-owned detached houses outside Japan's three major metro areas averaged ¥22.95 million in FY2025. Some akiya (空き家), or vacant houses, sell for under ¥1 million or are even free through local government programs. Many of these older homes require renovation before you can live in them.

Can foreigners buy a house in Japan in 2026?

Yes, Japan has no residency or nationality requirement to buy a house. In 2026, the government said it would not restrict foreign purchases for now. Since April 2026, overseas residents must report any property purchase under the Foreign Exchange Act. From October 2026, new owners must also give their nationality when registering a property. Financing is harder, since Flat 35 loans require Japanese nationality or permanent residency.

What are the extra costs of buying a house in Japan?

Budget for agent commission, registration and license tax, stamp duty, and real estate acquisition tax. The commission cap is 3% of the price plus ¥60,000, plus consumption tax. For homes priced at ¥8 million or less, agents can charge up to ¥330,000 including tax. Real estate acquisition tax is 3% of the assessed value for homes and land acquired by March 31, 2027.

What are the ongoing taxes for owning a house in Japan?

Owners pay Fixed Asset Tax (固定資産税, kotei shisanzei) every year at a standard rate of 1.4% of the assessed value. Inside Urbanization Promotion Areas, municipalities can also levy City Planning Tax of up to 0.3%. A building's assessed value never falls below 20% of its rebuilding cost, so older homes still owe tax. Owners who live abroad must appoint a tax representative to handle payments.

In closing

So, how much is a house in Japan? In FY2025, Flat 35 buyers paid ¥27.83 million for a used house and ¥42.15 million for a new pre-built home. New condominiums averaged ¥58.82 million.

Prices vary depending on location and property type. Tokyo's 23 wards cost the most, while rural Japan and small towns offer cheap akiya. Budget for fees, renovation, and yearly taxes before you buy.

Need help managing your Japanese property—be it a primary residence, a secondary property for a vacation home, or a financial investment?

Consider MailMate!

Sources

• Japan Housing Finance Agency: FY2025 Flat 35 Borrower Survey, July 24, 2026 (in Japanese)

• Ministry of Land, Infrastructure, Transport and Tourism: 2026 official land prices by prefecture (in Japanese)

• Ministry of Land, Infrastructure, Transport and Tourism: agent commission rules for low-cost properties (in Japanese)

• Akita City: Fixed Asset Tax on older buildings (in Japanese)