Kutchan Housing Market 2025: The Town Behind Niseko's Ski Boom
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median house price (land + building)
- ¥44.0M
- Residential land per m² (sales)
- ¥47k/m²
- +95.8% over 5 years
- Transactions in 2025
- 55
- #2 of 48 areas in Hokkaido by price per m²
A small town with an international market
Kutchan is the town at the foot of the Niseko ski resorts, with about 15,000 people. Its housing market is small: only about 55 recorded sales in 2025, mostly land and houses. Very few condo sales appear in the records, so the figures here describe the town's local land and house market more than the luxury ski apartments.
Land prices are rising fast
Benchmark residential land rose about 11% in the past year and 32% over five years. Land sold in transactions roughly doubled in five years. Foreign demand for ski property, and the housing needs of the workers who serve it, are pushing prices up.
Houses
The median house sold for about ¥44M in 2025, up from ¥31M in 2024, on a very small sample (about 24 sales). House prices here are high for rural Hokkaido.
People coming and going
Population fell 2.4% between 2020 and 2025, but households grew 5%. In 2025 more people moved out to the rest of Japan than moved in, about 26 per 1,000 residents, because many seasonal workers move in and out. Kutchan has many second homes. Vacancy is about 19%.
Rents and risks
The median rent is about ¥40,000, and seasonal workers compete for housing in winter. Earthquake probability is very low (about 7%). The Hokkaido Shinkansen is planned to stop at Kutchan, which could add demand.
Living in Kutchan Town, Abuta County: people, homes and risks
- Population 2025
- 14,763
- -2.4% since 2020
- Hokkaido: -4.6%
- Net moves in 2025
- -378
- -25.6 per 1,000 residents
- Hokkaido: -1.04
- Vacant homes (2023)
- 18.9%
- 8.0% empty and not for rent or sale
- Hokkaido: 15.6%
- Median rent (2023)
- ¥40k
- per month, all rented homes
- Hokkaido: ¥46k
- Strong earthquake risk
- 6.8%
- chance of shaking of intensity 6-lower or more within 30 years
- Hokkaido: 10.5%
- Official land price 2026
- ¥67k/m²
- +11.1% in a year · +31.6% in 5 years
- Hokkaido: ¥30k/m²
- Flood exposure
- 50.0%
- of 4 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Hokkaido: 51.8%
- Landslide exposure
- 0.0%
- of 4 benchmark sites in a landslide warning area
- Hokkaido: 0.6%
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 Kutchan Town, Abuta County
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.
House
¥31.0M
¥295k/m²
- Kita3jonishi
- Kutchan · 9 min walk
- Land 230 m² · floor 105 m²
- Built 1981 (44 yrs) · Wood
¥55.0M
¥500k/m²
- Aza Iwaobetsu
- Kutchan · 18 min walk
- Land 460 m² · floor 110 m²
- Built 1997 (28 yrs) · Wood
¥85.0M
¥315k/m²
- Kita4jonishi
- Kutchan · 5 min walk
- Land 360 m² · floor 270 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2008 | – |
| 2009 | ¥13.5M |
| 2010 | – |
| 2011 | – |
| 2012 | – |
| 2013 | ¥7.3M |
| 2014 | ¥7.4M |
| 2015 | – |
| 2016 | ¥15.0M |
| 2017 | ¥11.5M |
| 2018 | – |
| 2019 | ¥51.0M |
| 2020 | – |
| 2021 | ¥24.0M |
| 2022 | ¥15.5M |
| 2023 | – |
| 2024 | ¥31.0M |
| 2025 | ¥44.0M |
Show data table
| Year | House | Land |
|---|---|---|
| 2008 | – | ¥11k/m² |
| 2009 | ¥62k/m² | ¥13k/m² |
| 2010 | – | ¥12k/m² |
| 2011 | – | ¥10k/m² |
| 2012 | – | ¥12k/m² |
| 2013 | ¥53k/m² | ¥12k/m² |
| 2014 | ¥50k/m² | ¥10k/m² |
| 2015 | – | ¥11k/m² |
| 2016 | ¥75k/m² | ¥11k/m² |
| 2017 | ¥65k/m² | ¥15k/m² |
| 2018 | – | ¥14k/m² |
| 2019 | ¥344k/m² | ¥24k/m² |
| 2020 | – | ¥24k/m² |
| 2021 | ¥150k/m² | ¥24k/m² |
| 2022 | ¥139k/m² | ¥28k/m² |
| 2023 | – | ¥17k/m² |
| 2024 | ¥226k/m² | ¥13k/m² |
| 2025 | ¥296k/m² | ¥47k/m² |
Prices near train stations in Kutchan Town, Abuta County
Sales from 2023–2025, grouped by nearest station.
| Station | Median used condo price | Condo price per m² | Median house price (land + building) | Walk (min) | Sales |
|---|---|---|---|---|---|
| Kutchan (倶知安) | – | – | ¥36.0M | 15 | 64 |
How much does a house cost in Kutchan Town, Abuta County?
The median house sale, including the land, was ¥44.0M in 2025 across 24 sales.
Are property prices in Kutchan Town, Abuta County going up?
Over the five years to 2025, residential land prices changed +95.8%.
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.