Hakata

Hakata-ku is the Shinkansen and hotel ward — Hakata Station, the expressway into the city, and the older commercial fabric toward Hakata Port. It is not Tenjin. Station-adjacent condos and hotel-condo hybrids trade on transport and inbound layover demand; the residential streets toward Higashi and the industrial fringe do not. District names in the evidence table are doing real work here.

Yields are the pitch versus Tokyo: a Hakata 1LDK can still show a 4–6% gross in recent years, which is why domestic yield funds and some foreign buyers look here first. The tenant is a Kyushu office worker, a railway-adjacent hospitality employee, or a corporate transferee off the Sanyo Shinkansen. Do not assume an English-speaking PM bench; the competent local shoken is the operating partner.

Hotel oversupply is the local caution. Hakata has had repeated hotel-completion waves tied to inbound cycles. A condo whose “upside” is unofficial short-stay next to three new business hotels is underwriting someone else’s cap-ex. Stick to mansion bylaws and a residential lease unless you have a hotel or special-zone licence.

This page’s condo sample is thinner than Tenjin’s in some quarters — when the table is short, lean on the official land-price series and the latest-quarter count rather than a single median. Pair with Tenjin / Daimyo for the nightlife-commercial bid and Momochi for waterfront new-build.