Nankoku City Housing Market Report 2025
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median house price (land + building)
- ¥22.0M
- Transactions in 2025
- 39
- #2 of 3 areas in Kochi by price per m²
What the data says
Price growth is speeding up
House values per m² have risen about 5.4% a year over the past five years, faster than the 2.9% a year of the five years before. Buyers waiting for a dip have so far been paying more each year, and that has not yet changed.
Outperforming Kochi
Per m², houses here are 68% above the Kochi average. The premium has grown from 38% ten years ago, so Nankoku City has been outperforming its surroundings.
Sales are thinning out
Transactions are down about 32% on the previous three years. Fewer sales mean less choice and slower resale, so allow more time to sell later.
What a typical purchase costs
Half of all house sales last year were between ¥11.0M and ¥38.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 2.7% between 2020 and 2025 (−7% for the wider area). Moves in and out roughly balanced in 2025. Households still grew 2.1% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Many abandoned homes
16.2% of homes were empty in 2023 (20.3% for the wider area), and 10% were empty without being for rent, for sale or used as second homes. That is a high share of truly abandoned homes (akiya), a sign of weak demand. Cheap houses are easy to find, but resale can be slow.
High earthquake risk
The government's seismic model gives a 71% chance of shaking of intensity 6-lower or stronger in the next 30 years (73% for the wider area). Check the building's earthquake standard (post-1981, ideally post-2000 for wooden houses) and consider earthquake insurance.
Official land prices are edging up
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed +1% in the year to January 2026 and +5% over five years. They are still 22% below their 1991 bubble-era level. Because these sites don't change, this is the cleanest measure of land value trends.
Some flood or landslide exposure
Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 86% are inside the worst-case flood zone (14% with expected depths of 3 m or more), 14% are in a tsunami inundation zone. Most worst-case flood zones are shallow (under 0.5 m) at the edges, so depth matters as much as the share. Check the hazard map for any specific address before buying.
Living in Nankoku City: people, homes and risks
- Population 2025
- 45,413
- -2.7% since 2020
- Kochi: -7.0%
- Net moves in 2025
- -39
- -0.86 per 1,000 residents
- Kochi: -4.53
- Vacant homes (2023)
- 16.2%
- 10.0% empty and not for rent or sale
- Kochi: 20.3%
- Median rent (2023)
- ¥47k
- per month, all rented homes
- Kochi: ¥43k
- Strong earthquake risk
- 71.4%
- chance of shaking of intensity 6-lower or more within 30 years
- Kochi: 73.4%
- Official land price 2026
- ¥67k/m²
- +1.0% in a year · +5.0% in 5 years
- Kochi: ¥41k/m²
- Flood exposure
- 85.7%
- of 7 benchmark sites in a worst-case flood zone (14.3% 3 m or deeper)
- Kochi: 60.7%
- Tsunami exposure
- 14.3%
- of 7 benchmark sites in a tsunami inundation zone
- Kochi: 52.1%
- Landslide exposure
- 0.0%
- of 7 benchmark sites in a landslide warning area
- Kochi: 6.4%
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.
Show data table
| Year | House |
|---|---|
| 2007 | – |
| 2008 | – |
| 2009 | ¥12.0M |
| 2010 | ¥12.0M |
| 2011 | ¥18.0M |
| 2012 | ¥17.0M |
| 2013 | ¥18.0M |
| 2014 | ¥19.0M |
| 2015 | ¥18.0M |
| 2016 | ¥11.0M |
| 2017 | ¥14.5M |
| 2018 | ¥13.0M |
| 2019 | ¥24.0M |
| 2020 | ¥7.8M |
| 2021 | ¥20.0M |
| 2022 | ¥18.0M |
| 2023 | ¥19.0M |
| 2024 | ¥15.0M |
| 2025 | ¥22.0M |
Show data table
| Year | House | Land |
|---|---|---|
| 2007 | – | ¥48k/m² |
| 2008 | – | ¥47k/m² |
| 2009 | ¥69k/m² | ¥45k/m² |
| 2010 | ¥89k/m² | ¥52k/m² |
| 2011 | ¥85k/m² | ¥47k/m² |
| 2012 | ¥120k/m² | ¥40k/m² |
| 2013 | ¥94k/m² | ¥42k/m² |
| 2014 | ¥151k/m² | ¥51k/m² |
| 2015 | ¥130k/m² | ¥32k/m² |
| 2016 | ¥120k/m² | ¥35k/m² |
| 2017 | ¥118k/m² | ¥36k/m² |
| 2018 | ¥114k/m² | ¥44k/m² |
| 2019 | ¥171k/m² | ¥42k/m² |
| 2020 | ¥72k/m² | ¥38k/m² |
| 2021 | ¥130k/m² | ¥36k/m² |
| 2022 | ¥130k/m² | ¥54k/m² |
| 2023 | ¥229k/m² | ¥35k/m² |
| 2024 | ¥116k/m² | ¥42k/m² |
| 2025 | ¥201k/m² | – |
Show data table
| Building age (years) | House |
|---|---|
| 0 | ¥337k/m² |
| 50 | ¥48k/m² |
Prices near train stations in Nankoku 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 |
|---|---|---|---|---|---|
| Gomen (後免) | – | – | ¥25.0M | 15 | 44 |
| Tosa Otsu (土佐大津) | – | – | ¥17.0M | 18 | 14 |
| Gomen Machi(TosaKuroshioRailway) (後免町(くろしお)) | – | – | ¥17.0M | 12 | 13 |
How much does a house cost in Nankoku City?
The median house sale, including the land, was ¥22.0M in 2025 across 25 sales.
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.