Purchase Cost Estimator
Estimate what you need when buying, and each year after that, based on the property type, buyer type and assessed values.
Example figures are filled in (second-hand condo, investor / overseas owner, cash purchase). Change them to match the property.
Property details
The property type and buyer type affect which tax rates and reductions apply.
Assessed value (used for tax)
The assessed value (固定資産税評価額) is the value the Japanese authorities use to calculate tax. It is not the sale price and is usually lower. Registration tax, real estate acquisition tax and the yearly fixed asset tax are all based on it. If you do not have the figures, choose "Estimate for me".
- Land assessed value (estimate)
- ¥6,300,000
- Building assessed value (estimate)
- ¥4,510,000
A rough estimate from the price, floor area and age (about 36% of the price in total). Actual assessed values vary widely with the location and the building; the exact figures can be requested from the seller through the agent.
Payment and handover
Brokerage and other costs
Typical amounts are filled in; actual amounts depend on the contract and each quote.
- Price × 3% + ¥60,000, plus consumption tax (different rules apply to low-priced properties). The brokerage agreement sets the actual fee
- The professional fee for registration, excluding registration tax: about ¥100,000–150,000 for a cash purchase, or ¥150,000–200,000 with a loan. Overseas buyers may pay extra for the documents they need
- Example amount (5 years); earthquake insurance is extra
- The national average is about ¥25,000 a month; this varies a lot by property type
How it is calculated
- Brokerage fee: price × 3% + ¥60,000, plus 10% consumption tax (the legal maximum; prices of ¥4 million or less are calculated differently).
- Stamp tax: reduced rates by contract amount (for example, ¥10,000 for contracts over ¥10 million and up to ¥50 million).
- Registration tax: land assessed value × 1.5%; building assessed value × 2% (0.3% for qualifying owner-occupiers); first registration of a new building 0.4% (0.15% for owner-occupiers); mortgage: loan amount × 0.4% (0.1% for owner-occupiers).
- Real estate acquisition tax: land assessed value × 1/2 × 3%; building assessed value × 3%, with ¥12 million deducted for new homes and a deduction based on the construction date for owner-occupied second-hand homes.
- Fixed asset tax + city planning tax (Fukuoka City): land assessed value × 1/6 × 1.4% + land assessed value × 1/3 × 0.3%; building assessed value × 1.7%. For new homes, the building's fixed asset tax is halved (up to 120㎡; 5 years for condos, 3 years for houses).
- Fixed asset tax settlement: shared by the number of days from the handover date to the end of the fiscal year (31 March) (in Fukuoka the year usually counts from 1 April).
- Assessed value estimate (when "Estimate for me" is selected): land = price × land share (condos 30%, new houses 60%, second-hand houses 70%) × 70% (land assessed values are generally about 70% of the official land price, and Fukuoka City sale prices are close to the official price); building = floor area × the Fukuoka Legal Affairs Bureau unit price for new buildings (houses: wooden, ¥105,000 per ㎡; condos: reinforced concrete, ¥119,000 per ㎡ plus about 25% for common areas) × an age-based rate.
Based on public information from the National Tax Agency, the Legal Affairs Bureau, the Ministry of Land, Infrastructure, Transport and Tourism, Fukuoka Prefecture and Fukuoka City (checked October 2026).
Cost breakdown
Property price¥30,000,000
From contract to handover
- Brokerage fee
- ¥1,056,000
- Stamp tax (sale contract)
- ¥10,000
- Registration tax (land)
- ¥94,500
- Registration tax (building)
- ¥90,200
- Judicial scrivener fee
- ¥120,000
- Fixed asset tax settlement
- ¥28,632
- Fire insurance
- ¥30,000
About 6–12 months after handoverPaid when Fukuoka Prefecture sends the tax notice
- Acquisition tax (land)
- ¥94,500
- Acquisition tax (building)
- ¥135,300
About 5.5% of the property price (typically about 6–9%)
Total including the property price¥31,659,132
Yearly holding costs
- Fixed asset tax + city planning tax
- ¥97,670
- Management fee + repair reserve fund
- ¥300,000
- Total per year
- ¥397,670
- Monthly average
- ¥33,139
No housing reductions applied・For reference only, not a quote
Taxes are calculated using the rules as of October 2026 and the assessed values (estimated or entered by you). The stamp tax reduction and some registration and acquisition tax reductions run until 31 March 2027. Actual amounts are set by the judicial scrivener, the tax authorities and each contract.
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