Ibaraki Housing Market 2025: Tsukuba Booms, the Rest Stands Still
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥18.0M
- ¥254k/m² · -12.4% vs 2024
- Median house price (land + building)
- ¥14.0M
- +0.3% vs 2024
- Residential land per m² (sales)
- ¥15k/m²
- +7.1% over 5 years
- Transactions in 2025
- 5,662
- #24 of 47 areas in Japan by price per m²
A two-speed prefecture
Ibaraki's condo prices per m² accelerated to about 3.4% a year over the last five years, but nearly all of that is Tsukuba and the towns along the Joban Line. Tsukuba's condo prices per m² are up about 53% in five years and Tsuchiura's about 48%. Tsukuba, a science city linked to Akihabara by the Tsukuba Express, is by far the most expensive place in the prefecture.
Land is flat
On the government's fixed benchmark sites, residential land in Ibaraki has barely moved in five years (up about 1%) and is 57% below its 1991 level. Outside the Tsukuba Express and Joban corridors, demand is weak and houses sell close to land value.
Fewer people, more households
Ibaraki's population fell 2.6% between 2020 and 2025 and about 6,000 more people left than arrived in 2025. Households still grew 3%. 6.7% of homes are abandoned. Transactions are down about 15% in three years.
Condos depreciate fast
Ibaraki condos lose about half their per-m² value by 20 years old and keep losing about 5% a year after that, faster than most areas. Buy for location and plan to hold.
Hazards
The average Ibaraki resident faces a 56% chance of 6-lower shaking within 30 years, among the highest in Japan. About 8% of benchmark sites face worst-case flooding of 3 m or deeper, mostly along the Kinu and Tone rivers. The 2015 Kinugawa flood in Joso showed how serious this can be.
Living in Ibaraki: people, homes and risks
- Population 2025
- 2,791,207
- -2.6% since 2020
- Japan: -2.5%
- Net moves in 2025
- -5,960
- -2.14 per 1,000 residents
- Vacant homes (2023)
- 14.1%
- 6.7% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥50k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 56.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥27k/m²
- +1.0% in a year · +1.3% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 26.5%
- of 649 benchmark sites in a worst-case flood zone (7.7% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 1.7%
- of 649 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 0.3%
- of 649 benchmark sites in a landslide warning area
- Japan: 2.6%
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 Ibaraki
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
¥6.5M
¥118k/m²
- Aoyanagi, Toride City
- Toride · 20 min walk
- 2DK+S · 55 m²
- Built 1989 (36 yrs) · RC
¥19.0M
¥200k/m²
- Tonoyamacho, Hitachinaka City
- Tonoyama · 8 min walk
- 3LDK · 95 m²
- Built 1991 (35 yrs) · SRC
¥39.0M
¥557k/m²
- Yamatocho, Tsuchiura City
- Tsuchiura · 4 min walk
- 2LDK · 70 m²
- Built 2023 (2 yrs) · RC
House
¥3.5M
¥41k/m²
- Koibuchicho, Mito City
- Uchihara
- Land 550 m² · floor 85 m²
- Built 1981 (45 yrs) · Wood
¥14.0M
¥54k/m²
- Arakawaoki, Tsuchiura City
- Arakawaoki · 13 min walk
- Land 330 m² · floor 260 m²
- Built 1969 (57 yrs) · Wood
¥31.0M
¥107k/m²
- Namiki, Tsuchiura City
- Tsuchiura
- Land 540 m² · floor 290 m²
- Built 1990 (36 yrs) · Light steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | – | – |
| 2007 | ¥17.0M | ¥16.0M |
| 2008 | ¥15.0M | ¥15.0M |
| 2009 | ¥17.0M | ¥13.0M |
| 2010 | ¥14.0M | ¥13.0M |
| 2011 | ¥13.0M | ¥13.0M |
| 2012 | ¥15.0M | ¥13.0M |
| 2013 | ¥13.0M | ¥14.0M |
| 2014 | ¥15.0M | ¥15.0M |
| 2015 | ¥17.0M | ¥16.0M |
| 2016 | ¥16.0M | ¥17.0M |
| 2017 | ¥14.0M | ¥16.0M |
| 2018 | ¥13.0M | ¥16.0M |
| 2019 | ¥16.0M | ¥15.0M |
| 2020 | ¥17.0M | ¥17.0M |
| 2021 | ¥19.0M | ¥17.0M |
| 2022 | ¥17.0M | ¥16.0M |
| 2023 | ¥19.0M | ¥15.0M |
| 2024 | ¥22.0M | ¥14.0M |
| 2025 | ¥18.0M | ¥14.0M |
| 2026 (partial) | ¥20.0M | ¥14.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | – | – | ¥28k/m² |
| 2007 | ¥240k/m² | ¥140k/m² | ¥21k/m² |
| 2008 | ¥225k/m² | ¥122k/m² | ¥18k/m² |
| 2009 | ¥231k/m² | ¥100k/m² | ¥18k/m² |
| 2010 | ¥187k/m² | ¥109k/m² | ¥20k/m² |
| 2011 | ¥167k/m² | ¥100k/m² | ¥17k/m² |
| 2012 | ¥200k/m² | ¥100k/m² | ¥17k/m² |
| 2013 | ¥185k/m² | ¥107k/m² | ¥16k/m² |
| 2014 | ¥206k/m² | ¥116k/m² | ¥15k/m² |
| 2015 | ¥234k/m² | ¥120k/m² | ¥17k/m² |
| 2016 | ¥229k/m² | ¥130k/m² | ¥16k/m² |
| 2017 | ¥200k/m² | ¥131k/m² | ¥15k/m² |
| 2018 | ¥200k/m² | ¥130k/m² | ¥13k/m² |
| 2019 | ¥229k/m² | ¥116k/m² | ¥14k/m² |
| 2020 | ¥232k/m² | ¥139k/m² | ¥14k/m² |
| 2021 | ¥259k/m² | ¥133k/m² | ¥14k/m² |
| 2022 | ¥246k/m² | ¥118k/m² | ¥14k/m² |
| 2023 | ¥257k/m² | ¥111k/m² | ¥13k/m² |
| 2024 | ¥290k/m² | ¥104k/m² | ¥14k/m² |
| 2025 | ¥254k/m² | ¥104k/m² | ¥15k/m² |
| 2026 (partial) | ¥274k/m² | ¥103k/m² | ¥13k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥260k/m² |
| 1 | – | ¥239k/m² |
| 2 | ¥587k/m² | ¥261k/m² |
| 3 | ¥527k/m² | ¥238k/m² |
| 4 | ¥547k/m² | ¥231k/m² |
| 5 | ¥438k/m² | ¥227k/m² |
| 6 | ¥459k/m² | ¥239k/m² |
| 7 | ¥455k/m² | ¥200k/m² |
| 8 | ¥420k/m² | ¥190k/m² |
| 9 | ¥440k/m² | ¥191k/m² |
| 10 | ¥507k/m² | ¥183k/m² |
| 11 | – | ¥200k/m² |
| 12 | ¥355k/m² | ¥171k/m² |
| 13 | ¥277k/m² | ¥191k/m² |
| 14 | ¥327k/m² | ¥160k/m² |
| 15 | ¥305k/m² | ¥150k/m² |
| 16 | ¥341k/m² | ¥144k/m² |
| 17 | ¥338k/m² | ¥141k/m² |
| 18 | ¥311k/m² | ¥143k/m² |
| 19 | ¥274k/m² | ¥127k/m² |
| 20 | ¥260k/m² | ¥121k/m² |
| 21 | ¥268k/m² | ¥116k/m² |
| 22 | ¥244k/m² | ¥115k/m² |
| 23 | ¥194k/m² | ¥109k/m² |
| 24 | ¥213k/m² | ¥88k/m² |
| 25 | ¥200k/m² | ¥89k/m² |
| 26 | ¥131k/m² | ¥80k/m² |
| 27 | ¥143k/m² | ¥80k/m² |
| 28 | ¥153k/m² | ¥70k/m² |
| 29 | ¥153k/m² | ¥71k/m² |
| 30 | ¥163k/m² | ¥72k/m² |
| 31 | ¥147k/m² | ¥63k/m² |
| 32 | ¥108k/m² | ¥67k/m² |
| 33 | ¥138k/m² | ¥55k/m² |
| 34 | ¥124k/m² | ¥67k/m² |
| 35 | – | ¥60k/m² |
| 36 | – | ¥57k/m² |
| 37 | ¥59k/m² | ¥50k/m² |
| 38 | – | ¥53k/m² |
| 39 | ¥76k/m² | ¥49k/m² |
| 40 | ¥88k/m² | ¥47k/m² |
| 41 | – | ¥44k/m² |
| 42 | – | ¥47k/m² |
| 43 | – | ¥43k/m² |
| 44 | ¥73k/m² | ¥47k/m² |
| 45 | ¥55k/m² | ¥39k/m² |
| 46 | ¥61k/m² | ¥36k/m² |
| 47 | ¥51k/m² | ¥37k/m² |
| 48 | ¥51k/m² | ¥40k/m² |
| 49 | ¥49k/m² | ¥30k/m² |
| 50 | – | ¥33k/m² |
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
| Year | 1971-1980 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|---|
| 2007 | – | ¥136k/m² | ¥341k/m² | – |
| 2008 | ¥72k/m² | ¥129k/m² | ¥308k/m² | – |
| 2009 | – | ¥111k/m² | ¥260k/m² | – |
| 2010 | ¥65k/m² | ¥126k/m² | ¥273k/m² | – |
| 2011 | – | ¥105k/m² | ¥296k/m² | – |
| 2012 | – | ¥109k/m² | ¥250k/m² | – |
| 2013 | – | ¥116k/m² | ¥283k/m² | – |
| 2014 | – | ¥116k/m² | ¥283k/m² | – |
| 2015 | ¥56k/m² | ¥155k/m² | ¥288k/m² | – |
| 2016 | ¥48k/m² | ¥114k/m² | ¥280k/m² | ¥388k/m² |
| 2017 | – | ¥109k/m² | ¥284k/m² | – |
| 2018 | – | ¥113k/m² | ¥277k/m² | ¥387k/m² |
| 2019 | ¥55k/m² | ¥126k/m² | ¥283k/m² | ¥394k/m² |
| 2020 | ¥67k/m² | ¥109k/m² | ¥289k/m² | ¥388k/m² |
| 2021 | – | ¥114k/m² | ¥294k/m² | ¥388k/m² |
| 2022 | – | ¥133k/m² | ¥302k/m² | ¥450k/m² |
| 2023 | – | ¥164k/m² | ¥317k/m² | ¥457k/m² |
| 2024 | – | ¥151k/m² | ¥338k/m² | ¥485k/m² |
| 2025 | – | ¥117k/m² | ¥320k/m² | ¥507k/m² |
| 2026 (partial) | – | ¥125k/m² | ¥314k/m² | – |
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
| Year | 1971-1980 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|---|
| 2007 | ¥76k/m² | ¥102k/m² | ¥233k/m² | – |
| 2008 | ¥65k/m² | ¥90k/m² | ¥231k/m² | – |
| 2009 | ¥59k/m² | ¥76k/m² | ¥222k/m² | – |
| 2010 | ¥60k/m² | ¥82k/m² | ¥214k/m² | ¥259k/m² |
| 2011 | ¥61k/m² | ¥76k/m² | ¥170k/m² | ¥227k/m² |
| 2012 | ¥54k/m² | ¥74k/m² | ¥147k/m² | ¥235k/m² |
| 2013 | ¥57k/m² | ¥77k/m² | ¥145k/m² | ¥236k/m² |
| 2014 | ¥50k/m² | ¥76k/m² | ¥143k/m² | ¥238k/m² |
| 2015 | ¥52k/m² | ¥74k/m² | ¥139k/m² | ¥232k/m² |
| 2016 | ¥48k/m² | ¥71k/m² | ¥132k/m² | ¥233k/m² |
| 2017 | ¥50k/m² | ¥68k/m² | ¥140k/m² | ¥235k/m² |
| 2018 | ¥47k/m² | ¥68k/m² | ¥136k/m² | ¥235k/m² |
| 2019 | ¥39k/m² | ¥63k/m² | ¥127k/m² | ¥236k/m² |
| 2020 | ¥38k/m² | ¥65k/m² | ¥136k/m² | ¥219k/m² |
| 2021 | ¥39k/m² | ¥67k/m² | ¥128k/m² | ¥214k/m² |
| 2022 | ¥39k/m² | ¥65k/m² | ¥141k/m² | ¥210k/m² |
| 2023 | ¥38k/m² | ¥62k/m² | ¥133k/m² | ¥214k/m² |
| 2024 | ¥36k/m² | ¥63k/m² | ¥146k/m² | ¥222k/m² |
| 2025 | ¥38k/m² | ¥65k/m² | ¥135k/m² | ¥200k/m² |
| 2026 (partial) | ¥40k/m² | ¥66k/m² | ¥137k/m² | ¥200k/m² |
Prices by area in Ibaraki
Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).
| Area | Condo price per m² | Median used condo price | Median house price (land + building) | Residential land per m² (sales) | Condo 5-yr change |
|---|---|---|---|---|---|
| Tsukuba City | ¥504k/m² | ¥40.0M | ¥39.5M | ¥32k/m² | +53.0% |
| Ushiku City | ¥274k/m² | ¥18.5M | ¥17.0M | ¥39k/m² | – |
| Mito City | ¥255k/m² | ¥17.5M | ¥24.0M | ¥28k/m² | +5.0% |
| Moriya City | – | – | ¥30.0M | ¥88k/m² | – |
| Tsuchiura City | ¥200k/m² | ¥15.0M | ¥17.5M | ¥20k/m² | +48.1% |
| Tsukubamirai City | – | – | ¥20.0M | ¥16k/m² | – |
| Hitachinaka City | – | – | ¥21.0M | ¥30k/m² | – |
| Tokai Village, Naka County | – | – | ¥26.0M | ¥19k/m² | – |
| Naka City | – | – | ¥12.5M | ¥5k/m² | – |
| Ami Town, Inashiki County | – | – | ¥20.0M | ¥19k/m² | – |
| Toride City | ¥108k/m² | ¥6.5M | ¥20.0M | ¥45k/m² | +36.0% |
| Kasumigaura City | – | – | ¥14.5M | ¥3k/m² | – |
| Joso City | – | – | ¥12.0M | ¥13k/m² | – |
| Ryugasaki City | – | – | ¥13.0M | ¥16k/m² | – |
| Kasama City | – | – | ¥12.0M | ¥11k/m² | – |
| Yuki City | – | – | ¥19.0M | ¥15k/m² | – |
| Kashima City | – | – | ¥6.8M | ¥21k/m² | – |
| Koga City | – | – | ¥8.5M | ¥18k/m² | – |
| Kamisu City | – | – | ¥10.0M | ¥15k/m² | – |
| Hitachi City | – | – | ¥11.0M | ¥25k/m² | – |
| Bando City | – | – | ¥6.0M | ¥4k/m² | – |
| Ishioka City | – | – | ¥10.4M | ¥10k/m² | – |
| Sakuragawa City | – | – | ¥7.2M | ¥2k/m² | – |
| Tone Town, Kitasoma County | – | – | ¥5.2M | – | – |
| Inashiki City | – | – | ¥3.1M | ¥3k/m² | – |
| Omitama City | – | – | ¥6.7M | ¥3k/m² | – |
| Shimotsuma City | – | – | ¥9.5M | ¥8k/m² | – |
| Chikusei City | – | – | ¥9.8M | ¥6k/m² | – |
| Kitaibaraki City | – | – | ¥5.8M | ¥5k/m² | – |
| Ibaraki Town, Higashiibaraki County | – | – | ¥5.0M | ¥3k/m² | – |
| Hitachiota City | – | – | ¥5.1M | ¥510/m² | – |
| Hokota City | – | – | ¥2.0M | ¥3k/m² | – |
| Takahagi City | – | – | – | ¥7k/m² | – |
| Itako City | – | – | – | ¥9k/m² | – |
| Oarai Town, Higashiibaraki County | – | – | – | ¥23k/m² | – |
| Miho Village, Inashiki County | – | – | – | ¥760/m² | – |
Prices near train stations in Ibaraki
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 |
|---|---|---|---|---|---|
| Mito(Ibaraki) (水戸) | ¥17.0M | ¥256k/m² | ¥24.0M | 19 | 616 |
| Tsuchiura (土浦) | ¥15.0M | ¥217k/m² | ¥12.0M | 15 | 453 |
| Tsukuba (つくば) | ¥35.0M | ¥421k/m² | ¥42.0M | 14 | 448 |
| Akatsuka(Ibaraki) (赤塚) | ¥16.5M | ¥250k/m² | ¥23.0M | 18 | 388 |
| Koga(Ibaraki) (古河) | – | – | ¥14.0M | 19 | 383 |
| Arakawaoki (荒川沖) | ¥18.0M | ¥262k/m² | ¥19.0M | 20 | 381 |
| Ushiku (牛久) | ¥15.0M | ¥200k/m² | ¥14.0M | 19 | 323 |
| Moriya (守谷) | ¥37.5M | ¥503k/m² | ¥21.0M | 13 | 277 |
| Katsuta (勝田) | ¥30.0M | ¥375k/m² | ¥26.0M | 20 | 250 |
| Ryugasaki Shi (龍ケ崎市) | ¥7.5M | ¥110k/m² | ¥13.0M | 14 | 206 |
| Kandatsu (神立) | – | – | ¥19.5M | 16 | 175 |
| Kashimajingu (鹿島神宮) | – | – | ¥14.0M | 20 | 175 |
| Toride (取手) | ¥8.6M | ¥147k/m² | ¥24.0M | 15 | 172 |
| Ishioka (石岡) | – | – | ¥12.0M | 20 | 157 |
| Midorino (みどりの) | – | – | ¥37.0M | 15 | 144 |
Used condo prices by layout in Ibaraki
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥21.0M | 70 m² | 415 |
| 2LDK | ¥17.0M | 65 m² | 103 |
| 4LDK | ¥24.0M | 85 m² | 95 |
| 1LDK | ¥13.0M | 50 m² | 19 |
| 2DK | ¥4.0M | 50 m² | 12 |
| 3DK | ¥2.8M | 55 m² | 12 |
How much does an apartment cost in Ibaraki?
The median used condo (mansion) in Ibaraki sold for ¥18.0M in 2025, about ¥254k/m², based on 224 recorded sales.
How much does a house cost in Ibaraki?
The median house sale, including the land, was ¥14.0M in 2025 across 2641 sales.
Are property prices in Ibaraki going up?
Over the five years to 2025, condo prices per m² changed +9.4% and residential land prices changed +7.1%.
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.