Tsukuba Housing Market 2025: A Science City Growing 11%
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥40.0M
- ¥504k/m²
- Median house price (land + building)
- ¥39.5M
- +11.4% vs 2024
- Residential land per m² (sales)
- ¥32k/m²
- -15.8% over 5 years
- Transactions in 2025
- 583
- #1 of 32 areas in Ibaraki by price per m²
One of Japan's fastest-growing cities
Tsukuba grew 11.3% between 2020 and 2025, the fastest of any city or ward in Japan with more than 200,000 people, while Ibaraki shrank 2.6%. Households grew 13%. The growth is centred on the Tsukuba Express line, which reaches Akihabara in about 45 minutes.
Condos rising faster than land
Condos cost about ¥0.50M per m², the highest in Ibaraki and about 1.7 times the prefecture average, up from 1.3 times ten years ago. Prices per m² rose about 6% a year over the past five years. Official benchmark land rose more slowly, about 13% over five years and 6% over ten, and land in transactions fell. The price rise is concentrated in new condos near the TX stations, not across the city.
A family market
Almost all condo sales are family-sized; the most traded home is an 80 m² 3LDK at about ¥36M. Houses are the bigger market, with about 230 sold in 2025 at a median of about ¥39.5M. Houses lose value fast and are down to land value by about 40 years old.
Stations
Tsukuba and Kenkyu-Gakuen stations sell condos at about ¥0.42–0.46M per m². Many homes are a long walk from a station; being within 5 minutes adds about 17% per m².
Expensive compared with rents
A median condo costs about 61 years of median rent, one of the highest ratios we have seen, because rents in Tsukuba (about ¥54,000) are set by students and researchers in small flats while buyers pay for new family condos.
Low natural risk
Only about 3% of benchmark sites are in a flood zone, one of the lowest shares in Ibaraki. Earthquake probability is about 45% for 6-lower in 30 years.
Living in Tsukuba City: people, homes and risks
- Population 2025
- 268,991
- +11.3% since 2020
- Ibaraki: -2.6%
- Net moves in 2025
- +2,046
- +7.61 per 1,000 residents
- Ibaraki: -2.14
- Vacant homes (2023)
- 8.1%
- 4.1% empty and not for rent or sale
- Ibaraki: 14.1%
- Median rent (2023)
- ¥54k
- per month, all rented homes
- Ibaraki: ¥50k
- Strong earthquake risk
- 45.1%
- chance of shaking of intensity 6-lower or more within 30 years
- Ibaraki: 56.2%
- Official land price 2026
- ¥51k/m²
- +5.4% in a year · +12.8% in 5 years
- Ibaraki: ¥27k/m²
- Flood exposure
- 2.6%
- of 38 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Ibaraki: 26.5%
- Landslide exposure
- 0.0%
- of 38 benchmark sites in a landslide warning area
- Ibaraki: 0.3%
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 Tsukuba City
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
¥30.0M
¥300k/m²
- Namiki
- Tsukuba
- 3LDK · 100 m²
- Built 2008 (18 yrs) · RC
¥49.0M
¥613k/m²
- Azuma
- Tsukuba · 6 min walk
- 3LDK · 80 m²
- Built 2013 (13 yrs) · RC
¥57.0M
¥713k/m²
- Azuma
- Tsukuba · 4 min walk
- 3LDK · 80 m²
- Built 2017 (8 yrs) · RC
House
¥7.0M
¥58k/m²
- Yatabe
- Midorino · 24 min walk
- Land 160 m² · floor 120 m²
- Built 1997 (28 yrs) · Wood
¥32.0M
¥194k/m²
- Ninomiya
- Tsukuba · 21 min walk
- Land 310 m² · floor 165 m²
- Built 1986 (40 yrs) · Light steel
¥57.0M
¥543k/m²
- Tokodai
- Kenkyu Gakuen
- Land 140 m² · floor 105 m²
- Built 2024 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | – | ¥28.5M |
| 2008 | ¥29.0M | ¥25.0M |
| 2009 | ¥23.0M | ¥22.0M |
| 2010 | ¥25.0M | ¥24.0M |
| 2011 | ¥34.5M | ¥22.0M |
| 2012 | ¥24.0M | ¥21.0M |
| 2013 | ¥25.0M | ¥25.0M |
| 2014 | ¥23.0M | ¥29.0M |
| 2015 | ¥24.5M | ¥32.5M |
| 2016 | ¥30.0M | ¥31.0M |
| 2017 | ¥27.0M | ¥32.0M |
| 2018 | ¥27.0M | ¥34.0M |
| 2019 | ¥30.0M | ¥32.0M |
| 2020 | ¥28.0M | ¥30.0M |
| 2021 | ¥31.0M | ¥34.0M |
| 2022 | ¥34.5M | ¥35.0M |
| 2023 | ¥32.0M | ¥37.0M |
| 2024 | ¥36.0M | ¥35.0M |
| 2025 | ¥40.0M | ¥39.5M |
| 2026 (partial) | – | ¥30.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | – | ¥175k/m² | ¥24k/m² |
| 2008 | ¥329k/m² | ¥155k/m² | ¥32k/m² |
| 2009 | ¥259k/m² | ¥165k/m² | ¥32k/m² |
| 2010 | ¥292k/m² | ¥156k/m² | ¥32k/m² |
| 2011 | ¥350k/m² | ¥125k/m² | ¥31k/m² |
| 2012 | ¥295k/m² | ¥117k/m² | ¥39k/m² |
| 2013 | ¥300k/m² | ¥167k/m² | ¥33k/m² |
| 2014 | ¥276k/m² | ¥222k/m² | ¥32k/m² |
| 2015 | ¥313k/m² | ¥222k/m² | ¥38k/m² |
| 2016 | ¥332k/m² | ¥245k/m² | ¥39k/m² |
| 2017 | ¥327k/m² | ¥248k/m² | ¥32k/m² |
| 2018 | ¥340k/m² | ¥275k/m² | ¥30k/m² |
| 2019 | ¥346k/m² | ¥264k/m² | ¥35k/m² |
| 2020 | ¥329k/m² | ¥230k/m² | ¥38k/m² |
| 2021 | ¥375k/m² | ¥278k/m² | ¥36k/m² |
| 2022 | ¥395k/m² | ¥296k/m² | ¥33k/m² |
| 2023 | ¥400k/m² | ¥289k/m² | ¥21k/m² |
| 2024 | ¥413k/m² | ¥260k/m² | ¥25k/m² |
| 2025 | ¥504k/m² | ¥290k/m² | ¥32k/m² |
| 2026 (partial) | – | ¥164k/m² | ¥31k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥340k/m² |
| 1 | – | ¥329k/m² |
| 2 | – | ¥350k/m² |
| 3 | – | ¥321k/m² |
| 4 | – | ¥286k/m² |
| 5 | ¥533k/m² | ¥318k/m² |
| 6 | ¥466k/m² | ¥382k/m² |
| 7 | ¥465k/m² | ¥314k/m² |
| 8 | ¥463k/m² | ¥346k/m² |
| 12 | ¥384k/m² | ¥244k/m² |
| 13 | ¥299k/m² | – |
| 14 | ¥363k/m² | – |
| 15 | ¥300k/m² | – |
| 16 | ¥384k/m² | – |
| 17 | ¥390k/m² | – |
| 18 | ¥385k/m² | – |
| 19 | – | ¥174k/m² |
| 20 | – | ¥179k/m² |
| 21 | – | ¥168k/m² |
| 24 | – | ¥132k/m² |
| 25 | – | ¥150k/m² |
| 26 | – | ¥132k/m² |
| 27 | – | ¥129k/m² |
| 28 | – | ¥96k/m² |
| 29 | – | ¥149k/m² |
| 30 | ¥224k/m² | ¥100k/m² |
| 31 | – | ¥80k/m² |
| 32 | – | ¥112k/m² |
| 33 | – | ¥109k/m² |
| 34 | – | ¥121k/m² |
| 35 | – | ¥154k/m² |
| 36 | – | ¥102k/m² |
| 37 | – | ¥83k/m² |
| 38 | – | ¥129k/m² |
| 39 | – | ¥69k/m² |
| 40 | – | ¥104k/m² |
| 41 | – | ¥46k/m² |
| 42 | – | ¥61k/m² |
| 43 | – | ¥46k/m² |
| 44 | – | ¥48k/m² |
| 45 | – | ¥55k/m² |
| 46 | – | ¥36k/m² |
| 47 | – | ¥29k/m² |
| 48 | – | ¥70k/m² |
| 50 | – | ¥40k/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 | – | ¥125k/m² | ¥281k/m² | – |
| 2008 | – | ¥90k/m² | ¥267k/m² | – |
| 2009 | – | ¥100k/m² | ¥250k/m² | – |
| 2010 | ¥72k/m² | ¥116k/m² | ¥255k/m² | – |
| 2011 | – | ¥100k/m² | – | – |
| 2012 | – | ¥81k/m² | – | ¥287k/m² |
| 2013 | – | ¥94k/m² | ¥200k/m² | ¥305k/m² |
| 2014 | – | ¥82k/m² | ¥183k/m² | ¥318k/m² |
| 2015 | ¥63k/m² | ¥91k/m² | – | ¥343k/m² |
| 2016 | ¥70k/m² | ¥100k/m² | – | ¥308k/m² |
| 2017 | ¥67k/m² | ¥92k/m² | ¥170k/m² | ¥305k/m² |
| 2018 | ¥55k/m² | ¥91k/m² | ¥178k/m² | ¥326k/m² |
| 2019 | – | ¥85k/m² | – | ¥320k/m² |
| 2020 | ¥52k/m² | ¥98k/m² | – | ¥287k/m² |
| 2021 | ¥48k/m² | ¥121k/m² | – | ¥304k/m² |
| 2022 | ¥42k/m² | ¥103k/m² | ¥193k/m² | ¥344k/m² |
| 2023 | ¥52k/m² | ¥110k/m² | – | ¥309k/m² |
| 2024 | ¥41k/m² | ¥83k/m² | ¥209k/m² | ¥306k/m² |
| 2025 | ¥37k/m² | ¥125k/m² | – | – |
| 2026 (partial) | – | ¥104k/m² | – | – |
Prices near train stations in Tsukuba City
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 |
|---|---|---|---|---|---|
| Tsukuba (つくば) | ¥35.0M | ¥421k/m² | ¥42.0M | 14 | 448 |
| Midorino (みどりの) | – | – | ¥37.5M | 14 | 137 |
| Kenkyu Gakuen (研究学園) | ¥41.0M | ¥460k/m² | ¥34.5M | 14 | 123 |
| Bampaku Kinenkoen(Ibaraki) (万博記念公園(茨城)) | – | – | ¥42.0M | 20 | 84 |
| Ushiku (牛久) | – | – | ¥6.3M | 24 | 59 |
| Hitachinoushiku (ひたち野うしく) | – | – | ¥7.0M | – | 23 |
| Arakawaoki (荒川沖) | – | – | ¥33.0M | – | 21 |
| Ryugasaki Shi (龍ケ崎市) | – | – | ¥4.0M | – | 17 |
Used condo prices by layout in Tsukuba City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥36.0M | 80 m² | 103 |
| 4LDK | ¥37.0M | 90 m² | 33 |
| 2LDK | ¥27.5M | 70 m² | 18 |
How much does an apartment cost in Tsukuba City?
The median used condo (mansion) in Tsukuba City sold for ¥40.0M in 2025, about ¥504k/m², based on 43 recorded sales.
How much does a house cost in Tsukuba City?
The median house sale, including the land, was ¥39.5M in 2025 across 226 sales.
Are property prices in Tsukuba City going up?
Over the five years to 2025, condo prices per m² changed +53.0% and residential land prices changed -15.8%.
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.