Odori Park, Sapporo, Hokkaido
Photo: Odori Park, Sapporo, Hokkaido · Lucas Cheng / Unsplash

Hokkaido Housing Market 2025: Sapporo Up, the Rest Emptying

Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2

Key figures for 2025

Median used condo price
¥17.0M
¥245k/m² · +0.3% vs 2024
Median house price (land + building)
¥14.0M
-1.5% vs 2024
Residential land per m² (sales)
¥29k/m²
+38.1% over 5 years
Transactions in 2025
11,543
#28 of 47 areas in Japan by price per m²

The fastest population decline of any big prefecture

Hokkaido's population fell 4.6% between 2020 and 2025, nearly twice the national rate, and unusually even the number of households fell. In 2025 about 5,000 more people left than arrived. Almost all of the decline is outside Sapporo, and it shapes everything else in the data.

The crossover: condos now cost more than houses

Since 2022 the median used condo has sold for more than the median house with its land, and the gap keeps widening. Condo prices are up about 13% since then and house prices down about 12%. Condo sales are concentrated in Sapporo, where demand is strong, while house sales are spread across shrinking towns, where the typical house sold is now 35 years old.

Sapporo carries the market

Sapporo's Chuo and Nishi Wards have seen condo prices per m² rise by more than 40% in five years, and Chuo Ward gained residents (+2.9% since 2020) even as Hokkaido shrank. On the government's fixed benchmark sites, residential land across Hokkaido rose about 23% over five years, but less than 1% in the past year, an early sign that the land boom around Sapporo is cooling. Outside Sapporo, Kutchan (Niseko) stands out: resort demand has pushed its official residential land prices up 11% in the past year and about 32% in five years.

Houses lose value fast

A 20-year-old Hokkaido house sells for little more than a third of the per-m² price of a new one, and by 40 it sells for less than a fifth. Harsh winters, older insulation and weak demand outside Sapporo all contribute. 5.6% of homes are abandoned, and transactions have fallen about 18% in three years, the steepest drop of any big prefecture.

Low earthquake risk, high flood exposure

Hokkaido's earthquake risk is low for Japan (about a 10% chance of 6-lower shaking in 30 years on average), although the Pacific coast faces large tsunami scenarios: 13% of benchmark sites are in tsunami zones. Sapporo sits on river plains, so about three-quarters of central Sapporo's benchmark sites are in a worst-case flood zone, though almost all shallow.

Rents are low

A median condo costs about 31 years of Hokkaido's median rent (46,000 yen a month), lower than the national ratio, which keeps Sapporo popular with yield-focused investors.

Living in Hokkaido: people, homes and risks

Population 2025
4,985,419
-4.6% since 2020
Japan: -2.5%
Net moves in 2025
-5,162
-1.04 per 1,000 residents
Vacant homes (2023)
15.6%
5.6% empty and not for rent or sale
Japan: 13.8%
Median rent (2023)
¥46k
per month, all rented homes
Japan: ¥57k
Strong earthquake risk
10.5%
chance of shaking of intensity 6-lower or more within 30 years
Japan: 38.4%
Official land price 2026
¥30k/m²
+0.6% in a year · +22.7% in 5 years
Japan: ¥74k/m²
Flood exposure
51.8%
of 1289 benchmark sites in a worst-case flood zone (2.9% 3 m or deeper)
Japan: 42.6%
Tsunami exposure
13.2%
of 1289 benchmark sites in a tsunami inundation zone
Japan: 7.8%
Landslide exposure
0.6%
of 1289 benchmark sites in a landslide warning area
Japan: 2.6%

Urban renewal zones

Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.

  • Central Sapporo · 225 ha · designated 2002 · Specified zone (highest priority)

Check flood, landslide and tsunami zones for a specific address on the government hazard map ↗

Sources: 2025 Census (preliminary), 2025 Internal Migration Report, 2023 Housing and Land Survey (Statistics Bureau of Japan); J-SHIS seismic hazard model (NIED, 2024); Land Price Publication (MLIT). Earthquake probability is measured at the municipal center.

Example sales in Hokkaido

Real transactions from the last four quarters, picked near the lower (20th percentile), middle and upper (80th percentile) price points. Locations are shown at district level, as published by MLIT.

Condo

Lower-priced2026 Q2

¥7.5M

¥100k/m²

  • Suehirocho, Hakodate City
  • Suehiro Cho(Hakodate) · 3 min walk
  • 3LDK · 75 m²
  • Built 1988 (38 yrs) · SRC
Typical2026 Q2

¥19.0M

¥238k/m²

  • Kotoni1jo, Nishi Ward, Sapporo City
  • Kotoni(JR) · 4 min walk
  • 4LDK · 80 m²
  • Built 1979 (47 yrs) · SRC
Higher-priced2026 Q2

¥33.0M

¥508k/m²

  • Kita3jonishi, Chuo Ward, Sapporo City
  • Sapporo(SapporoCitySubway) · 8 min walk
  • 2LDK · 65 m²
  • Built 2004 (22 yrs) · SRC

House

Lower-priced2026 Q2

¥3.5M

¥30k/m²

  • Misumai3jo, Minami Ward, Sapporo City
  • Makomanai
  • Land 460 m² · floor 115 m²
  • Built 1973 (53 yrs) · Wood
Typical2026 Q2

¥13.0M

¥81k/m²

  • Taihei5jo, Kita Ward, Sapporo City
  • Taihei · 13 min walk
  • Land 165 m² · floor 160 m²
  • Built 2000 (26 yrs) · Wood
Higher-priced2026 Q2

¥35.0M

¥350k/m²

  • Taihei2jo, Kita Ward, Sapporo City
  • Taihei · 3 min walk
  • Land 140 m² · floor 100 m²
  • Built 2025 (1 yrs) · Wood
Median transaction price by yearCondos now cost more than houses — Since 2022, the median used condo has sold for more than the median house with its land, reversing the earlier pattern. Since then condo prices have moved +13% while house prices moved -12%. Condo demand is concentrated in central, well-connected locations, while many houses sold are older homes in outlying areas where prices are flat or falling. Buyers are paying for convenience over space.
¥0¥10.0M¥20.0M¥30.0M20062008201020122014201620182020202220242026
Show data table
YearCondoHouse
2006¥10.0M¥24.0M
2007¥9.3M¥22.0M
2008¥9.3M¥15.0M
2009¥9.8M¥13.0M
2010¥9.0M¥13.0M
2011¥9.6M¥13.0M
2012¥9.3M¥13.0M
2013¥10.0M¥13.0M
2014¥12.0M¥13.0M
2015¥12.0M¥13.0M
2016¥13.0M¥13.0M
2017¥13.0M¥14.0M
2018¥13.0M¥14.0M
2019¥14.0M¥15.0M
2020¥14.0M¥15.0M
2021¥15.0M¥16.0M
2022¥17.0M¥15.0M
2023¥17.0M¥15.0M
2024¥17.0M¥14.0M
2025¥17.0M¥14.0M
2026 (partial)¥20.0M¥14.0M
Median price per m² by yearHouses are the better deal on space — A m² of house floor space costs about 62% less than a m² of condo, even though the house price includes land. If you need room more than convenience, a house buys considerably more space. That gap has widened over the decade as condo prices pulled ahead.
¥0¥100k¥200k¥300k20062008201020122014201620182020202220242026
Show data table
YearCondoHouseLand
2006¥150k/m²¥150k/m²¥54k/m²
2007¥141k/m²¥133k/m²¥48k/m²
2008¥138k/m²¥104k/m²¥22k/m²
2009¥140k/m²¥92k/m²¥21k/m²
2010¥133k/m²¥92k/m²¥21k/m²
2011¥138k/m²¥91k/m²¥21k/m²
2012¥133k/m²¥85k/m²¥20k/m²
2013¥145k/m²¥85k/m²¥20k/m²
2014¥163k/m²¥83k/m²¥19k/m²
2015¥171k/m²¥85k/m²¥20k/m²
2016¥184k/m²¥87k/m²¥20k/m²
2017¥187k/m²¥91k/m²¥20k/m²
2018¥190k/m²¥91k/m²¥21k/m²
2019¥200k/m²¥93k/m²¥21k/m²
2020¥200k/m²¥100k/m²¥21k/m²
2021¥220k/m²¥105k/m²¥20k/m²
2022¥247k/m²¥101k/m²¥25k/m²
2023¥240k/m²¥100k/m²¥25k/m²
2024¥244k/m²¥93k/m²¥26k/m²
2025¥245k/m²¥91k/m²¥29k/m²
2026 (partial)¥253k/m²¥93k/m²¥31k/m²
Price per m² by building age (2021–2025 sales)How condos age here — In recent sales, condos lose about a quarter of their per-m² value by around 12 years old and half by around 23. Prices keep falling by roughly 3.5% a year even after 25 years, so older condos here are cheap for a reason. Check the repair fund and rebuild plans.
¥0¥200k¥400k¥600k¥800k05101520253035404550
Show data table
Building age (years)CondoHouse
0¥641k/m²¥316k/m²
1¥650k/m²¥314k/m²
2¥620k/m²¥300k/m²
3¥600k/m²¥275k/m²
4¥642k/m²¥267k/m²
5¥606k/m²¥245k/m²
6¥561k/m²¥230k/m²
7¥520k/m²¥225k/m²
8¥500k/m²¥215k/m²
9¥510k/m²¥208k/m²
10¥478k/m²¥205k/m²
11¥486k/m²¥189k/m²
12¥434k/m²¥186k/m²
13¥388k/m²¥171k/m²
14¥387k/m²¥166k/m²
15¥369k/m²¥155k/m²
16¥365k/m²¥147k/m²
17¥367k/m²¥140k/m²
18¥356k/m²¥139k/m²
19¥330k/m²¥128k/m²
20¥338k/m²¥119k/m²
21¥311k/m²¥122k/m²
22¥308k/m²¥106k/m²
23¥320k/m²¥107k/m²
24¥300k/m²¥105k/m²
25¥291k/m²¥90k/m²
26¥267k/m²¥92k/m²
27¥250k/m²¥88k/m²
28¥257k/m²¥89k/m²
29¥214k/m²¥82k/m²
30¥207k/m²¥81k/m²
31¥186k/m²¥92k/m²
32¥180k/m²¥81k/m²
33¥157k/m²¥85k/m²
34¥172k/m²¥78k/m²
35¥173k/m²¥80k/m²
36¥187k/m²¥75k/m²
37¥189k/m²¥74k/m²
38¥183k/m²¥67k/m²
39¥200k/m²¥62k/m²
40¥171k/m²¥54k/m²
41¥171k/m²¥54k/m²
42¥158k/m²¥52k/m²
43¥171k/m²¥45k/m²
44¥148k/m²¥42k/m²
45¥131k/m²¥41k/m²
46¥125k/m²¥38k/m²
47¥130k/m²¥36k/m²
48¥120k/m²¥37k/m²
49¥120k/m²¥37k/m²
50¥120k/m²¥33k/m²
Condo price per m² by construction periodOlder buildings are keeping up — Older pre-1981 buildings have actually risen faster (3.8% a year) than 2000s buildings (2.7%), usually a sign that land value is driving prices. Pre-1981 buildings, built before the current earthquake standard, trade about 41% below 1980s–90s buildings.
¥0¥200k¥400k¥600k20062008201020122014201620182020202220242026

Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.

Show data table
Year1971-19801981-20002001-20102011-2020
2006¥88k/m²¥150k/m²¥268k/m²–
2007¥86k/m²¥143k/m²¥250k/m²–
2008¥80k/m²¥138k/m²¥254k/m²–
2009¥71k/m²¥129k/m²¥250k/m²–
2010¥70k/m²¥125k/m²¥250k/m²–
2011¥67k/m²¥129k/m²¥250k/m²–
2012¥74k/m²¥129k/m²¥240k/m²–
2013¥78k/m²¥137k/m²¥250k/m²¥382k/m²
2014¥83k/m²¥152k/m²¥275k/m²¥376k/m²
2015¥95k/m²¥157k/m²¥284k/m²¥380k/m²
2016¥96k/m²¥164k/m²¥289k/m²¥400k/m²
2017¥112k/m²¥171k/m²¥300k/m²¥427k/m²
2018¥110k/m²¥178k/m²¥300k/m²¥422k/m²
2019¥115k/m²¥185k/m²¥300k/m²¥471k/m²
2020¥117k/m²¥185k/m²¥312k/m²¥459k/m²
2021¥132k/m²¥200k/m²¥338k/m²¥494k/m²
2022¥133k/m²¥211k/m²¥341k/m²¥511k/m²
2023¥139k/m²¥213k/m²¥350k/m²¥507k/m²
2024¥131k/m²¥213k/m²¥358k/m²¥556k/m²
2025¥127k/m²¥214k/m²¥375k/m²¥600k/m²
2026 (partial)¥124k/m²¥227k/m²¥380k/m²¥595k/m²
House price per m² by construction period
¥0¥100k¥200k¥300k20062008201020122014201620182020202220242026

Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.

Show data table
Year1971-19801981-20002001-20102011-2020
2006¥112k/m²¥124k/m²¥241k/m²–
2007¥93k/m²¥114k/m²¥226k/m²–
2008¥66k/m²¥89k/m²¥210k/m²–
2009¥57k/m²¥83k/m²¥209k/m²–
2010¥55k/m²¥82k/m²¥200k/m²¥240k/m²
2011¥52k/m²¥79k/m²¥148k/m²¥218k/m²
2012¥47k/m²¥77k/m²¥133k/m²¥217k/m²
2013¥48k/m²¥76k/m²¥134k/m²¥224k/m²
2014¥46k/m²¥75k/m²¥129k/m²¥226k/m²
2015¥44k/m²¥75k/m²¥131k/m²¥231k/m²
2016¥45k/m²¥71k/m²¥131k/m²¥242k/m²
2017¥44k/m²¥79k/m²¥132k/m²¥243k/m²
2018¥44k/m²¥74k/m²¥132k/m²¥248k/m²
2019¥41k/m²¥76k/m²¥132k/m²¥261k/m²
2020¥38k/m²¥76k/m²¥128k/m²¥263k/m²
2021¥43k/m²¥80k/m²¥131k/m²¥245k/m²
2022¥44k/m²¥83k/m²¥138k/m²¥224k/m²
2023¥38k/m²¥77k/m²¥140k/m²¥227k/m²
2024¥36k/m²¥78k/m²¥133k/m²¥218k/m²
2025¥35k/m²¥75k/m²¥141k/m²¥230k/m²
2026 (partial)¥35k/m²¥77k/m²¥135k/m²¥226k/m²

Prices by area in Hokkaido

Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).

AreaCondo price per m²Median used condo priceMedian house price (land + building)Residential land per m² (sales)Condo 5-yr change
Chuo Ward, Sapporo City¥369k/m²¥28.0M¥110M¥240k/m²+41.2%
Kutchan Town, Abuta County––¥44.0M¥47k/m²–
Higashi Ward, Sapporo City¥293k/m²¥22.0M¥34.0M¥110k/m²+23.9%
Nishi Ward, Sapporo City¥292k/m²¥20.5M¥36.0M¥110k/m²+41.7%
Atsubetsu Ward, Sapporo City¥271k/m²¥19.0M¥32.5M¥110k/m²+35.7%
Shiroishi Ward, Sapporo City¥255k/m²¥18.0M¥40.0M¥85k/m²+19.1%
Toyohira Ward, Sapporo City¥245k/m²¥17.0M¥42.0M¥130k/m²+19.3%
Teine Ward, Sapporo City¥200k/m²¥15.0M¥23.0M¥67k/m²+25.0%
Kiyota Ward, Sapporo City¥188k/m²¥15.0M¥26.0M¥68k/m²+11.4%
Chitose City––¥28.0M¥59k/m²–
Kita Ward, Sapporo City¥175k/m²¥11.0M¥27.0M¥75k/m²-12.5%
Kitahiroshima City––¥20.0M¥38k/m²–
Hakodate City¥138k/m²¥9.4M¥12.0M¥36k/m²+16.0%
Asahikawa City¥132k/m²¥9.0M¥11.0M¥24k/m²+2.2%
Ebetsu City¥130k/m²¥10.5M¥22.0M¥47k/m²+9.6%
Eniwa City––¥20.0M¥51k/m²–
Otaru City¥127k/m²¥7.5M¥5.5M¥12k/m²+8.0%
Otofuke Town, Kato County––¥17.0M¥35k/m²–
Obihiro City––¥18.0M¥35k/m²–
Tomakomai City¥107k/m²¥7.8M¥13.0M¥23k/m²+30.3%
Makubetsu Town, Nakagawa County––¥10.0M¥37k/m²–
Minami Ward, Sapporo City¥95k/m²¥6.6M¥13.0M¥37k/m²-17.2%
Hokuto City––¥10.8M¥7k/m²–
Ishikari City––¥13.0M¥35k/m²–
Date City––¥8.2M¥13k/m²–
Kushiro Town, Kushiro County––¥10.0M¥3k/m²–
Kitami City––¥7.7M¥14k/m²–
Nakashibetsu Town, Shibetsu County––¥7.5M¥12k/m²–
Furano City––¥7.5M¥18k/m²–
Tobetsu Town, Ishikari County––¥8.9M¥7k/m²–
Kushiro City––¥8.0M¥15k/m²–
Nanae Town, Kameda County––¥7.0M¥6k/m²–
Kamifurano Town, Sorachi County––¥5.5M––
Muroran City––¥6.3M¥16k/m²–
Noboribetsu City––¥5.0M¥15k/m²–
Bihoro Town, Abashiri County––¥3.8M¥5k/m²–
Iwamizawa City––¥5.2M¥7k/m²–
Shiraoi Town, Shiraoi County––¥6.0M¥2k/m²–
Takikawa City––¥5.6M¥6k/m²–
Wakkanai City––¥6.0M¥9k/m²–
Yoichi Town, Yoichi County––¥5.0M¥7k/m²–
Abashiri City––¥4.8M––
Sunagawa City––¥3.9M––
Nayoro City––¥4.2M¥8k/m²–
Fukagawa City––¥2.5M––
Engaru Town, Monbetsu County––¥3.5M¥7k/m²–
Monbetsu City––¥3.3M¥6k/m²–
Iwanai Town, Iwanai County––¥1.9M––
Nemuro City–––¥3k/m²–
Nanporo Town, Sorachi County–––¥8k/m²–
Shinhidaka Town, Hidaka County–––¥11k/m²–

Prices near train stations in Hokkaido

Sales from 2023–2025, grouped by nearest station.

StationMedian used condo priceCondo price per m²Median house price (land + building)Walk (min)Sales
Asahikawa (旭川)¥9.0M¥129k/m²¥11.0M201575
Obihiro (帯広)¥19.0M¥242k/m²¥16.0M19718
Asabu (麻生)¥16.0M¥231k/m²¥26.0M14687
Fukuzumi (福住)¥16.0M¥229k/m²¥26.5M13514
Makomanai (真駒内)¥7.3M¥106k/m²¥12.0M16481
Kitami(Hokkaido) (北見)––¥10.0M20476
Goryokaku (五稜郭)¥9.4M¥140k/m²¥13.0M20472
Kushiro(Hokkaido) (釧路)¥6.7M¥98k/m²¥8.8M23438
Chitose(Hokkaido) (千歳(北海道))––¥26.0M20333
Tomakomai (苫小牧)¥8.5M¥116k/m²¥16.0M16312
Iwamizawa (岩見沢)––¥4.3M23268
Maruyama Koen (円山公園)¥23.0M¥325k/m²¥65.0M7238
Nishi Juhatchome (西18丁目)¥23.0M¥333k/m²¥100M8227
Miyanosawa (宮の沢)¥25.0M¥320k/m²¥34.0M11221
Horohira Bashi (幌平橋)¥20.5M¥285k/m²¥70.5M13220

Used condo prices by layout in Hokkaido

Sales from 2023–2025.

LayoutMedian used condo priceTypical sizeSales
3LDK¥20.0M75 m²2116
2LDK¥17.0M60 m²794
4LDK¥23.0M90 m²763
1LDK¥10.0M45 m²273
1K¥3.0M20 m²197
1DK¥3.6M25 m²138
2DK¥7.0M45 m²133
1R¥2.6M20 m²35

How much does an apartment cost in Hokkaido?

The median used condo (mansion) in Hokkaido sold for ¥17.0M in 2025, about ¥245k/m², based on 1636 recorded sales.

How much does a house cost in Hokkaido?

The median house sale, including the land, was ¥14.0M in 2025 across 5704 sales.

Are property prices in Hokkaido going up?

Over the five years to 2025, condo prices per m² changed +22.6% and residential land prices changed +38.1%.

About this data

Figures are medians of real transactions reported to Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT) through its quarterly price survey. House prices per m² divide the total price (land and building) by the floor area. Medians based on fewer than 20 sales are not shown. The latest quarters are preliminary and are revised as more survey responses arrive.

Information only, not investment advice.