Kochi Housing Market 2025: Living with the Nankai Trough
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥15.0M
- ¥231k/m²
- Median house price (land + building)
- ¥12.0M
- +11.4% vs 2024
- Residential land per m² (sales)
- ¥45k/m²
- +9.8% over 5 years
- Transactions in 2025
- 857
- #34 of 47 areas in Japan by price per m²
Japan's highest risk of severe shaking
The average Kochi resident faces a 73% chance of 6-lower shaking and a 50% chance of 6-upper shaking within 30 years, the highest probability of 6-upper in Japan. About 52% of benchmark sites are in tsunami inundation zones, and 19% face worst-case flooding of 3 m or more. Kochi has invested heavily in tsunami towers and evacuation routes, and buyers increasingly choose higher ground.
Condos up, houses down
Since 2020 the median condo has sold for more than the median house, and the gap has widened: condos are up about 7% since then and houses down about 20%. Kochi City's condo prices per m² are up about 22% in five years, on fewer than 50 sales a year. On the government's fixed benchmark sites, residential land fell about 2% over five years.
A rapidly shrinking prefecture
Kochi's population fell 7% between 2020 and 2025, households fell 2.7%, and net out-migration in 2025 was about 4.5 per 1,000 residents. 12.9% of homes are abandoned, the second-highest share in Japan. Transactions fell about 19% in three years.
What it means for buyers
Prices are low and many houses are available, but resale is slow and hazard exposure is high. Newer, earthquake-resistant buildings on higher ground hold value best.
Living in Kochi: people, homes and risks
- Population 2025
- 643,437
- -7.0% since 2020
- Japan: -2.5%
- Net moves in 2025
- -2,917
- -4.53 per 1,000 residents
- Vacant homes (2023)
- 20.3%
- 12.9% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥43k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 73.4%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥41k/m²
- -0.2% in a year · -1.6% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 60.7%
- of 140 benchmark sites in a worst-case flood zone (19.3% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 52.1%
- of 140 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 6.4%
- of 140 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 Kochi
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
¥9.5M
¥136k/m²
- Kamobe, Kochi City
- Asahi(Kochi) · 21 min walk
- 4LDK · 70 m²
- Built 1994 (32 yrs) · RC
¥16.0M
¥229k/m²
- Kamobe, Kochi City
- Asakura(JR) · 15 min walk
- 2LDK · 70 m²
- Built 1977 (49 yrs) · SRC
¥30.0M
¥400k/m²
- Kitahommachi, Kochi City
- Kochi(Kochi) · 11 min walk
- 3LDK · 75 m²
- Built 2021 (4 yrs) · RC
House
¥3.0M
¥67k/m²
- Koda, Kochi City
- Kochi Shogyomae
- Land 50 m² · floor 45 m²
- Built 1976 (50 yrs) · Wood
¥12.0M
¥86k/m²
- Ko, Sakawa Town, Takaoka County
- Sakawa · 10 min walk
- Land 350 m² · floor 140 m²
- Built 1991 (35 yrs) · Wood
¥28.0M
¥280k/m²
- Midorigaoka, Nankoku City
- Tosa Otsu
- Land 135 m² · floor 100 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥14.0M | ¥15.0M |
| 2008 | ¥11.0M | ¥15.0M |
| 2009 | ¥14.5M | ¥14.0M |
| 2010 | ¥14.0M | ¥13.0M |
| 2011 | ¥12.0M | ¥12.0M |
| 2012 | ¥11.0M | ¥13.0M |
| 2013 | ¥10.0M | ¥13.0M |
| 2014 | ¥8.0M | ¥11.0M |
| 2015 | ¥11.5M | ¥12.0M |
| 2016 | ¥11.0M | ¥12.0M |
| 2017 | ¥15.0M | ¥12.0M |
| 2018 | – | ¥11.5M |
| 2019 | ¥14.0M | ¥15.0M |
| 2020 | ¥13.0M | ¥11.0M |
| 2021 | ¥13.5M | ¥13.0M |
| 2022 | ¥15.0M | ¥12.0M |
| 2023 | ¥19.5M | ¥12.0M |
| 2024 | ¥20.5M | ¥11.0M |
| 2025 | ¥15.0M | ¥12.0M |
| 2026 (partial) | – | ¥11.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥195k/m² | ¥133k/m² | ¥49k/m² |
| 2008 | ¥163k/m² | ¥119k/m² | ¥46k/m² |
| 2009 | ¥180k/m² | ¥122k/m² | ¥42k/m² |
| 2010 | ¥186k/m² | ¥108k/m² | ¥45k/m² |
| 2011 | ¥171k/m² | ¥100k/m² | ¥46k/m² |
| 2012 | ¥149k/m² | ¥110k/m² | ¥43k/m² |
| 2013 | ¥150k/m² | ¥104k/m² | ¥38k/m² |
| 2014 | ¥167k/m² | ¥103k/m² | ¥36k/m² |
| 2015 | ¥167k/m² | ¥100k/m² | ¥37k/m² |
| 2016 | ¥168k/m² | ¥104k/m² | ¥34k/m² |
| 2017 | ¥194k/m² | ¥100k/m² | ¥38k/m² |
| 2018 | – | ¥98k/m² | ¥37k/m² |
| 2019 | ¥200k/m² | ¥111k/m² | ¥38k/m² |
| 2020 | ¥190k/m² | ¥94k/m² | ¥41k/m² |
| 2021 | ¥200k/m² | ¥107k/m² | ¥36k/m² |
| 2022 | ¥200k/m² | ¥94k/m² | ¥39k/m² |
| 2023 | ¥266k/m² | ¥95k/m² | ¥36k/m² |
| 2024 | ¥269k/m² | ¥89k/m² | ¥40k/m² |
| 2025 | ¥231k/m² | ¥99k/m² | ¥45k/m² |
| 2026 (partial) | – | ¥83k/m² | ¥37k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥316k/m² |
| 1 | – | ¥306k/m² |
| 14 | – | ¥160k/m² |
| 15 | – | ¥160k/m² |
| 16 | – | ¥220k/m² |
| 17 | – | ¥114k/m² |
| 18 | – | ¥160k/m² |
| 19 | – | ¥125k/m² |
| 20 | ¥229k/m² | ¥140k/m² |
| 21 | – | ¥118k/m² |
| 22 | – | ¥120k/m² |
| 23 | – | ¥174k/m² |
| 24 | – | ¥120k/m² |
| 25 | – | ¥127k/m² |
| 26 | – | ¥126k/m² |
| 27 | – | ¥95k/m² |
| 28 | – | ¥119k/m² |
| 29 | – | ¥111k/m² |
| 30 | – | ¥124k/m² |
| 31 | – | ¥93k/m² |
| 32 | – | ¥91k/m² |
| 33 | – | ¥108k/m² |
| 34 | – | ¥69k/m² |
| 35 | – | ¥71k/m² |
| 36 | – | ¥86k/m² |
| 37 | – | ¥81k/m² |
| 38 | – | ¥75k/m² |
| 39 | – | ¥55k/m² |
| 40 | – | ¥81k/m² |
| 41 | – | ¥71k/m² |
| 42 | – | ¥64k/m² |
| 43 | – | ¥59k/m² |
| 44 | – | ¥43k/m² |
| 45 | – | ¥55k/m² |
| 46 | – | ¥62k/m² |
| 47 | – | ¥58k/m² |
| 48 | – | ¥55k/m² |
| 49 | – | ¥46k/m² |
| 50 | – | ¥45k/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 | ¥92k/m² | ¥130k/m² | ¥253k/m² | – |
| 2008 | ¥86k/m² | ¥103k/m² | ¥244k/m² | – |
| 2009 | ¥80k/m² | ¥113k/m² | ¥238k/m² | – |
| 2010 | ¥77k/m² | ¥107k/m² | ¥250k/m² | – |
| 2011 | ¥60k/m² | ¥93k/m² | ¥175k/m² | ¥251k/m² |
| 2012 | ¥74k/m² | ¥106k/m² | ¥168k/m² | ¥264k/m² |
| 2013 | ¥75k/m² | ¥96k/m² | ¥171k/m² | ¥256k/m² |
| 2014 | ¥81k/m² | ¥96k/m² | ¥143k/m² | ¥260k/m² |
| 2015 | ¥66k/m² | ¥98k/m² | ¥152k/m² | ¥267k/m² |
| 2016 | ¥71k/m² | ¥97k/m² | ¥161k/m² | ¥264k/m² |
| 2017 | ¥69k/m² | ¥100k/m² | ¥181k/m² | ¥273k/m² |
| 2018 | ¥67k/m² | ¥95k/m² | ¥136k/m² | ¥278k/m² |
| 2019 | ¥63k/m² | ¥95k/m² | ¥178k/m² | ¥273k/m² |
| 2020 | ¥59k/m² | ¥94k/m² | ¥99k/m² | ¥288k/m² |
| 2021 | ¥55k/m² | ¥99k/m² | ¥168k/m² | ¥230k/m² |
| 2022 | ¥66k/m² | ¥88k/m² | ¥116k/m² | – |
| 2023 | ¥55k/m² | ¥90k/m² | ¥128k/m² | – |
| 2024 | ¥58k/m² | ¥82k/m² | ¥158k/m² | – |
| 2025 | ¥41k/m² | ¥86k/m² | ¥118k/m² | – |
| 2026 (partial) | ¥47k/m² | ¥89k/m² | – | – |
Prices by area in Kochi
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 |
|---|---|---|---|---|---|
| Kochi City | ¥231k/m² | ¥15.0M | ¥17.0M | ¥79k/m² | +21.5% |
| Nankoku City | – | – | ¥22.0M | – | – |
| Shimanto City | – | – | ¥13.0M | ¥39k/m² | – |
| Konan City | – | – | – | ¥33k/m² | – |
Prices near train stations in Kochi
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 |
|---|---|---|---|---|---|
| Kochi(Kochi) (高知) | ¥23.0M | ¥325k/m² | ¥15.0M | 16 | 334 |
| Asakura(JR) (朝倉(ＪＲ)) | – | – | ¥14.0M | 18 | 101 |
| Asahi(Kochi) (旭(高知)) | ¥13.0M | ¥168k/m² | ¥16.0M | 14 | 100 |
| Tosa Otsu (土佐大津) | – | – | ¥19.0M | 19 | 68 |
| Engyojiguchi (円行寺口) | ¥19.0M | ¥267k/m² | ¥14.0M | 14 | 66 |
| Ino(JR) (伊野(ＪＲ)) | – | – | ¥9.3M | 9 | 61 |
| Nakamura (中村) | – | – | ¥6.8M | 14 | 55 |
| Tosa Yamada (土佐山田) | – | – | ¥13.0M | 10 | 47 |
| Noichi (のいち) | – | – | ¥19.0M | 16 | 46 |
| Iriake (入明) | ¥25.5M | ¥338k/m² | ¥27.5M | 9 | 46 |
| Gomen (後免) | – | – | ¥25.0M | 15 | 44 |
| Nishi Sakawa (西佐川) | – | – | ¥4.6M | 11 | 39 |
| Azono (薊野) | – | – | ¥20.5M | 12 | 35 |
| Kochi Shogyomae (高知商業前) | – | – | ¥14.0M | 14 | 31 |
| Tosa Ikku (土佐一宮) | – | – | ¥15.5M | 19 | 25 |
Used condo prices by layout in Kochi
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥20.0M | 70 m² | 49 |
| 4LDK | ¥20.0M | 85 m² | 11 |
| 2LDK | ¥13.5M | 65 m² | 10 |
How much does an apartment cost in Kochi?
The median used condo (mansion) in Kochi sold for ¥15.0M in 2025, about ¥231k/m², based on 33 recorded sales.
How much does a house cost in Kochi?
The median house sale, including the land, was ¥12.0M in 2025 across 433 sales.
Are property prices in Kochi going up?
Over the five years to 2025, condo prices per m² changed +21.5% and residential land prices changed +9.8%.
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.