Quick answer: In 2026, a used detached house in Japan costs about ¥27.8M on average, a used condo ¥36.0M and a new condo ¥58.8M, based on the Japan Housing Finance Agency’s survey of 35,553 real purchases published on July 24, 2026. Tokyo is a different market: new condos in the 23 wards averaged ¥142.5M in the first half of 2026. Add 3% to 10% on top for taxes and fees.
| Key figure (2026) | Price |
|---|---|
| Used detached house, national average | ¥27.8M |
| Used condo, national average | ¥36.0M |
| New condo, national average | ¥58.8M |
| Used condo in Tokyo’s 23 wards (70㎡, Aug 2026 asking price) | ¥126.8M |
| New condo in Tokyo’s 23 wards (H1 2026) | ¥142.5M |
| Price as a multiple of household income | 5.3x to 7.8x |
| Extra buying costs | 3% to 7% new, 6% to 10% used |
Disclosure: Arealty is a licensed real estate service operating in Japan. The prices in this article come from government and independent research bodies, not from Arealty’s own listings. Looking to rent instead? See our Tokyo apartment rent trends 2026 guide.
Japan property prices by type in 2026
The most reliable national figure is the Flat 35 Borrower Survey FY2025 from the Japan Housing Finance Agency (JHF). It covers loans approved from April 2025 to March 2026, so it shows what buyers actually paid, not what sellers asked.
| Property type | National average | Greater Tokyo average | Change vs FY2024 |
|---|---|---|---|
| New condo | ¥58.8M | ¥67.2M | +5.2% |
| New custom house, land included | ¥53.1M | ¥64.0M | +6.1% |
| New ready-built house (tateuri) | ¥42.1M | ¥48.4M | +10.2% |
| Used condo | ¥36.0M | ¥40.9M | +18.8% |
| Used detached house | ¥27.8M | ¥34.6M | +8.1% |
| Akiya (vacant rural house) | Often under ¥5M | Rare | Not tracked |
Source: JHF Flat 35 Borrower Survey FY2025, published July 24, 2026. “Greater Tokyo” = Tokyo, Kanagawa, Saitama and Chiba.
Three things this table tells you:
- Used condos are rising fastest. Their average price jumped 18.8% in one year, far ahead of new homes. Buyers priced out of new condos are moving into the resale market.
- New still carries a premium. A new condo costs about 1.6 times a used one nationally. Japanese buyers strongly prefer new construction, so resale homes often offer more space for the money.
- “Used” usually means older. The average used house in the survey was 22.7 years old and the average used condo 28.7 years old. Check the building’s condition and repair history, not just the price.
Akiya can look almost free, but renovation often costs more than the house itself. Read our akiya buying guide for foreigners before you commit.
How much more does a house in Japan cost in Tokyo?
Tokyo prices sit in a different league. The Real Estate Economic Institute reported that new condos across Greater Tokyo averaged ¥101.35M in January to June 2026, the first time above ¥100M. In the 23 wards the figure was ¥142.5M, up 9.1% year on year.
| Market | Typical price | Source |
|---|---|---|
| Tokyo 23 wards, new condo | ¥142.5M | REI, H1 2026 |
| Tokyo 23 wards, used condo (70㎡) | ¥126.8M | Tokyo Kantei, Aug 2026 |
| Kanagawa, new condo | ¥83.5M | REI, H1 2026 |
| Tokyo outside the 23 wards, new condo | ¥75.5M | REI, H1 2026 |
| Greater Tokyo, used condo (70㎡) | ¥76.1M | Tokyo Kantei, Aug 2026 |
| Greater Tokyo, new detached house | ¥52.2M | Tokyo Kantei, Aug 2026 |
| Greater Tokyo, used detached house | ¥42.9M | Tokyo Kantei, Aug 2026 |
| Osaka area (Kinki), new detached house | ¥39.1M | Tokyo Kantei, Aug 2026 |
| Nagoya area (Chubu), new detached house | ¥35.2M | Tokyo Kantei, Aug 2026 |
| Rest of Japan, used condo | ¥28.9M | JHF, FY2025 |
Tokyo Kantei figures are average asking prices. REI figures cover newly released condos.
The trend is starting to split. New-build prices keep climbing, but resale condos in the 23 wards fell for three straight months from June to August 2026, the first decline in over two years, with more sellers cutting prices in central Tokyo. For buyers, that means more room to negotiate on resale homes in the city center.
If central Tokyo is out of reach, look at commuter cities such as Kawasaki, Yokohama, Saitama City or Funabashi. Our Tokyo commute times guide helps you compare door-to-door journeys before choosing an area.
New developments near Tokyo Station
What does a ¥35 million budget actually buy?
¥35M is close to the national average price of a used condo. Here is what it gets you in each market, based on the averages above.
| Market | What ¥35M buys | Basis |
|---|---|---|
| Regional cities | A used condo of about 75㎡, with money left for renovation | JHF: ¥28.9M average |
| Osaka area | A used condo of about 70㎡ | JHF: ¥32.7M average |
| Greater Tokyo suburbs | A smaller-than-average used condo, or an older used house | JHF: ¥40.9M condo, ¥34.6M house |
| Tokyo 23 wards | About 19㎡ at the average resale price, so an older studio | Tokyo Kantei: ¥126.8M per 70㎡ |
| New condo in central Tokyo | Not realistic | REI: ¥142.5M average |
How much are the extra costs of buying a house?
The price on the listing is not the full bill. Budget roughly 3% to 7% on top for a new home and 6% to 10% for a used one. The gap comes mostly from the agent’s fee, which developers selling new homes often don’t charge.
- Brokerage fee: up to 3% of the price plus ¥60,000, plus 10% consumption tax. On a ¥40M home, that is up to ¥1,386,000.
- Real estate acquisition tax: a one-time tax of 3% of the assessed value for homes and residential land under the reduced rate that runs to March 31, 2027. Deductions for qualifying homes often cut it further.
- Registration tax and judicial scrivener fees: to record your ownership and the mortgage.
- Stamp duty: on the sales contract and the loan agreement.
- Loan and insurance costs: bank fees, guarantee fees and fire insurance, which lenders require.
- Yearly property taxes: fixed asset tax of 1.4% plus city planning tax of up to 0.3%, both charged on the assessed value, which is usually well below the market price.
- Condo running costs: a monthly management fee and a repair reserve fund (shūzen tsumitatekin).
For a ¥40M used condo, expect about ¥2.4M to ¥4.0M in upfront costs.
How much income do you need to buy a house in Japan?
The average Flat 35 borrower household earned ¥7.16M in FY2025, up ¥470,000 on the year. This figure combines the incomes of both partners where two people apply together. Here is how many years of that income each type of home costs.
| Property type | Price-to-income, national | Price-to-income, Greater Tokyo |
|---|---|---|
| New custom house with land | 7.8x | 8.6x |
| New condo | 7.5x | 8.4x |
| New ready-built house | 6.9x | 7.3x |
| Used condo | 5.6x | 6.2x |
| Used detached house | 5.3x | 5.9x |
Source: JHF Flat 35 Borrower Survey FY2025.
On average, these buyers repay about ¥123,800 a month, which takes 22.8% of their household income. As a rule of thumb, a ¥40M used condo in Greater Tokyo fits a household income of around ¥6.5M. For salary benchmarks by city and age, see our Japan average salary guide.
Affordable housing in Greater Tokyo
Should foreigners rent or buy a house in Japan?
For most foreign residents, renting is the safer choice for the first few years, and buying makes sense once you have permanent residency and a long-term plan. The monthly numbers are closer than many people expect. Renting a 60㎡ condo-grade flat in the 23 wards costs about ¥310,000 a month at August 2026 rents. Flat 35 buyers of new condos in Greater Tokyo repay about ¥167,000 a month, after an average down payment of about ¥16M.
| Factor | Renting | Buying |
|---|---|---|
| Upfront cost | Deposit, key money and agency fee, often 4 to 6 months’ rent | Down payment plus 3% to 10% in fees |
| Flexibility | High: leases usually run 2 years | Low: selling takes months |
| Building value | Not your risk | Wooden houses lose most of their assessed value in about 22 years |
| Mortgage access | Not needed | Usually needs permanent residency or a long-term visa and income history |
| Best for | Your first 1 to 5 years in Japan | Long-term residents with stable income |
Three points make the choice different in Japan:
- Buildings depreciate fast. When you buy an older wooden house, you are mostly buying the land. That affects resale value and how much a bank will lend.
- Rents are rising. Condo rents in the 23 wards rose for three months in a row to ¥5,170 per ㎡ in August 2026, according to Tokyo Kantei. Rising rents make buying more attractive if you qualify for a loan.
- Renting keeps your options open. On a fixed-term visa, the freedom to move has real financial value.
Still deciding? Browse rental apartments on Arealty or see homes for sale to compare real prices in the same area.
Can foreigners buy a house in Japan?
Yes. Japan has no nationality restrictions on buying property, and you don’t need a visa to own it. Financing is the hard part. Most banks ask for permanent residency, several years of Japanese income and stable employment. Our guide to buying property without permanent residency and our article on how your visa status affects a home loan explain the options. Before you sign, also check the property’s history on Oshimaland for past incidents that sellers may not mention.
Houses for sale in Tokyo: where to start
In August 2026, new detached houses in Greater Tokyo averaged ¥52.2M and used ones ¥42.9M. Prices inside the 23 wards run much higher, while Tama, Saitama and Chiba offer family-size houses closer to the national average. Search houses and condos for sale in Tokyo on Arealty to filter by ward, budget and layout, with English-speaking agents to guide you through viewings and paperwork.
Japan housing market outlook for 2026 and 2027
- New-build prices keep rising. Supply of new condos in Greater Tokyo fell to its lowest level since 1973 in FY2025, while prices set new records.
- Central Tokyo resale is cooling. Asking prices for used condos in the 23 wards dipped from June to August 2026, and price cuts are spreading from central wards to neighboring ones.
- Osaka is still climbing. Used condo prices in the Kinki region rose for 15 months in a row through August 2026.
- Rents are going up. Higher rents strengthen the case for buying among those who can get a mortgage.
- Mortgage costs are drifting higher. The Bank of Japan’s gradual rate rises feed into variable loans. See our Japan mortgage rates 2026 guide for current rates.
For the wider picture, read our Japan real estate market trends 2026 report.
Luxury condos in central Tokyo
Tips for buying a house in Japan in 2026
- Set your budget by property type, not just by city. A ¥30M used condo in Fukuoka and a ¥30M akiya that needs ¥10M of work are very different purchases.
- Calculate the all-in cost first. Add 6% to 10% for a used home before you compare options.
- Check your mortgage eligibility before viewings. Knowing your limit protects your negotiating position.
- Work with a bilingual licensed agent. Key documents such as the important matters explanation (jūyō jikō setsumeisho) carry legal weight. Our list of top real estate agencies in Tokyo for foreigners is a good starting point.
- Use the resale slowdown. In central Tokyo, resale sellers are cutting prices more often, so compare several listings and negotiate.
Frequently asked questions
In FY2025, used detached houses averaged ¥27.8M, used condos ¥36.0M and new condos ¥58.8M nationally, according to the Japan Housing Finance Agency. Prices in Tokyo are much higher.
New condos in Tokyo’s 23 wards averaged ¥142.5M in the first half of 2026. A used 70㎡ condo in the 23 wards had an average asking price of ¥126.8M in August 2026.
Not nationally. Every home type rose in price in FY2025. The exception is central Tokyo resale condos, whose asking prices fell for three months in a row from June to August 2026.
Yes. There are no nationality restrictions on ownership. Getting a mortgage usually requires permanent residency or a long-term visa with a record of income in Japan.
Buyers typically pay 5.3 to 7.8 times their household income, depending on the property type. A ¥40M used condo in Greater Tokyo fits a household income of about ¥6.5M.
Yes. Akiya in rural areas often sell for under ¥5M, and used detached houses averaged ¥27.8M nationally in FY2025, with prices lower outside the major cities. Budget for renovation, which can cost more than the house.
Find your home in Japan with Arealty
Ready to compare real listings? Browse homes for sale, search rental apartments or visit Arealty to talk to our English-speaking team about your budget and area.
Sources
- Japan Housing Finance Agency, Flat 35 Borrower Survey FY2025 (July 24, 2026)
- Tokyo Kantei, market reports (used condo 70㎡ prices, detached house prices and condo rents, August 2026)
- Real Estate Economic Institute, Greater Tokyo new condo market H1 2026 (July 21, 2026)
- Real Estate Economic Institute, Greater Tokyo new condo market FY2025 (April 20, 2026)
Real estate advisor at Arealty Japan, specialising in helping foreign residents navigate the Tokyo and Osaka rental markets. Lucy has guided hundreds of international renters — from Working Holiday visa holders to corporate relocations — through Japan’s apartment application process. Her writing draws on firsthand experience with landlord screening, guarantor companies, and foreigner-friendly listings across all 23 Tokyo wards and major Kansai cities.
