Kiyomizu-dera, Kyoto
Photo: Kiyomizu-dera, Kyoto · Su San Lee / Unsplash

Kyoto Housing Market 2026: Scarce Condos in a Shrinking Prefecture

Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 5,496

In short

  1. 1
    Rising prices, falling population

    Kyoto Prefecture lost almost 3% of its population between 2020 and 2025, faster than Japan as a whole, and more people moved out than in during 2025.

  2. 2
    Central wards versus everything else

    Central wards such as Nakagyo and Shimogyo trade at around 800,000 yen per m², several times the rest of the prefecture.

  3. 3
    Land values are rising slowly

    On the government's fixed benchmark sites, residential land rose only about 7% over five years, and it is still two-thirds below its 1991 peak.

  4. 4
    Houses: old and cheap

    The median house sold is 35 years old and the median house price has not changed in 15 years.

  5. 5
    Old condos carry a big discount

    Pre-1981 condos sell for almost 40% less per m² than 1980s and 90s buildings, one of the biggest gaps in Japan.

The answers, compared

What does a home cost?

¥22.0M

median used condo · ¥545k/m²

2% below the Japan median

4 of 47 prefectures, highest first

Are prices rising?

+36.4%

over 5 years

Faster than Japan (+33.4%)

8 of 47 prefectures, highest first

Can local earners afford it?

5.6× income

median price ÷ average taxable income

Easier than Japan (6.6×)

20 of 47 prefectures, highest first

Rent or buy?

33years of rent

median price ÷ a year of median rent

Shorter than Japan (38)

17 of 47 prefectures, highest first

Are people moving in?

-2.9%

population, 2020–25

Shrinking faster than Japan (-2.5%)

12 of 47 prefectures, highest first

How risky is it?

22%

chance of strong shaking (6-lower+) in 30 years

Lower than Japan (38%)

26 of 47 prefectures, highest first

Rising prices, falling population

Kyoto Prefecture lost almost 3% of its population between 2020 and 2025, faster than Japan as a whole, and more people moved out than in during 2025. Yet condo prices per m² have risen about 6% a year for a decade and have caught up with the national average. The explanation is supply, not population: strict height and landscape rules limit new building in central Kyoto City, so a small pool of condos is competed for by local buyers, second-home owners and investors.

Central wards versus everything else

Central wards such as Nakagyo and Shimogyo trade at around 800,000 yen per m², several times the rest of the prefecture. The standout is Minami Ward, south of Kyoto Station, where condo prices per m² more than doubled in five years thanks to hotel and condo development close to the station. The Kyoto Station area and southern Aburakoji corridor is also a government renewal zone, so more change is coming.

Land values are rising slowly

On the government's fixed benchmark sites, residential land rose only about 7% over five years, and it is still two-thirds below its 1991 peak. Commercial land, driven by tourism, rose about 26%. The condo boom is concentrated in a few central locations rather than lifting land across the prefecture.

Houses: old and cheap

The median house sold is 35 years old and the median house price has not changed in 15 years. A m² of house costs about 40% of a m² of condo, down from 70% a decade ago. Kyoto's many older wooden houses, including machiya townhouses, are often cheap but need major renovation, and 6.2% of homes in the prefecture are genuinely abandoned.

Old condos carry a big discount

Pre-1981 condos sell for almost 40% less per m² than 1980s and 90s buildings, one of the biggest gaps in Japan. Older buildings are hard to rebuild bigger under current height rules, which limits their redevelopment value.

Risk profile

Kyoto has lower earthquake risk than most big cities (about 22% chance of 6-lower shaking in 30 years, against 38% nationally), but about half of benchmark sites sit somewhere in a worst-case flood zone, mostly in the low-lying southern part of Kyoto City and along its rivers.

Living in Kyoto: people, homes and risks

Population 2025
2,502,747
-2.9% since 2020
Japan: -2.5%
Net moves in 2025
-3,753
-1.5 per 1,000 residents
Vacant homes (2023)
13.2%
6.2% empty and not for rent or sale
Japan: 13.8%
Median rent (2023)
¥56k
per month, all rented homes
Japan: ¥57k
Strong earthquake risk
21.7%
chance of shaking of intensity 6-lower or more within 30 years
Japan: 38.4%
Average income per taxpayer
¥3.9M
taxable income in 2023
Japan: ¥3.9M
Foreign residents
3.3%
82,610 registered residents in 2024
Japan: 3.0%
Clinics
10.0
per 10,000 residents; 164 hospitals, 1,291 dental clinics (2020)
Japan: 8.5
Official land price 2026
¥136k/m²
+2.3% in a year · +7.2% in 5 years
Japan: ¥74k/m²
Flood exposure
49.6%
of 589 benchmark sites in a worst-case flood zone (10.9% 3 m or deeper)
Japan: 42.6%
Tsunami exposure
0.2%
of 589 benchmark sites in a tsunami inundation zone
Japan: 7.8%
Landslide exposure
2.5%
of 589 benchmark sites in a landslide warning area
Japan: 2.6%

Urban renewal zones

Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.

  • Sanjo Station area, Kyoto · 9.6 ha · designated 2024
  • Kyoto Station area and southern Aburakoji-dori · 405.2 ha · designated 2002

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); recorded crime: Tokyo Metropolitan Police Department (Tokyo only); incomes: Ministry of Internal Affairs taxation survey via the Statistics Bureau's municipal indicators; foreign residents: Basic Resident Register; medical facilities and station passengers: MLIT National Land Numerical Information. Earthquake probability is measured at the municipal center.

Example sales in Kyoto

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

Lower-priced2026 Q2

¥14.0M

¥233k/m²

  • Ishidaoyamacho, Fushimi Ward, Kyoto City
  • Ishida(KyotoCitySubway) · 6 min walk
  • 3LDK · 60 m²
  • Built 1989 (37 yrs) · RC
Typical2026 Q2

¥23.0M

¥920k/m²

  • Takanoizumicho, Sakyo Ward, Kyoto City
  • Shugakuin · 6 min walk
  • 1K · 25 m²
  • Built 2026 (0 yrs) · RC
Higher-priced2026 Q2

¥40.0M

¥667k/m²

  • Uzumasayasuimatsumotocho, Ukyo Ward, Kyoto City
  • Uzumasa Tenjingawa · 4 min walk
  • 2DK · 60 m²
  • Built 2018 (8 yrs) · RC

House

Lower-priced2026 Q2

¥7.5M

¥68k/m²

  • Kamitobatonomorishibahigashicho, Minami Ward, Kyoto City
  • Kamitobaguchi · 25 min walk
  • Land 70 m² · floor 110 m²
  • Built 1981 (45 yrs) · Wood
Typical2026 Q2

¥23.0M

¥153k/m²

  • Misasagiyamanotani, Yamashina Ward, Kyoto City
  • Misasagi · 5 min walk
  • Land 270 m² · floor 150 m²
  • Built 1966 (60 yrs)
Higher-priced2026 Q2

¥50.0M

¥86k/m²

  • Sayama, Kumiyama Town, Kuse County
  • Okubo(Kyoto) · 26 min walk
  • Land 180 m² · floor 580 m²
  • Built 1992 (34 yrs)
Median transaction price by year
¥0¥10.0M¥20.0M¥30.0M20052008201120142017202020232026
Show data table
YearCondoHouse
2005¥14.0M¥27.0M
2006¥14.0M¥26.0M
2007¥15.0M¥26.0M
2008¥16.0M¥25.0M
2009¥15.0M¥25.0M
2010¥15.0M¥24.0M
2011¥15.0M¥24.0M
2012¥14.0M¥23.0M
2013¥15.0M¥24.0M
2014¥14.0M¥24.0M
2015¥15.0M¥24.0M
2016¥15.0M¥24.0M
2017¥16.0M¥25.0M
2018¥17.0M¥24.0M
2019¥19.0M¥24.0M
2020¥19.0M¥25.0M
2021¥19.0M¥25.0M
2022¥20.0M¥24.0M
2023¥20.0M¥24.0M
2024¥21.0M¥23.0M
2025¥22.0M¥24.0M
2026 (partial)¥24.0M¥22.0M
Median price per m² by yearHouses are the better deal on space — A m² of house floor space costs about 57% less than a m² of condo, even though the house price includes land. If you need room more than convenience, a house buys considerably more space. That gap has widened over the decade as condo prices pulled ahead.
¥0¥200k¥400k¥600k20052008201120142017202020232026
Show data table
YearCondoHouseLand
2005¥246k/m²¥267k/m²¥150k/m²
2006¥267k/m²¥260k/m²¥150k/m²
2007¥267k/m²¥257k/m²¥120k/m²
2008¥267k/m²¥243k/m²¥110k/m²
2009¥267k/m²¥243k/m²¥97k/m²
2010¥276k/m²¥233k/m²¥97k/m²
2011¥272k/m²¥229k/m²¥91k/m²
2012¥267k/m²¥219k/m²¥91k/m²
2013¥289k/m²¥221k/m²¥96k/m²
2014¥295k/m²¥224k/m²¥91k/m²
2015¥314k/m²¥230k/m²¥90k/m²
2016¥333k/m²¥229k/m²¥92k/m²
2017¥354k/m²¥246k/m²¥93k/m²
2018¥369k/m²¥236k/m²¥96k/m²
2019¥386k/m²¥229k/m²¥110k/m²
2020¥400k/m²¥235k/m²¥94k/m²
2021¥446k/m²¥240k/m²¥100k/m²
2022¥431k/m²¥227k/m²¥110k/m²
2023¥492k/m²¥233k/m²¥130k/m²
2024¥500k/m²¥222k/m²¥130k/m²
2025¥545k/m²¥222k/m²¥150k/m²
2026 (partial)¥572k/m²¥213k/m²¥140k/m²
Price per m² by building age (2021–2025 sales)How condos age here — In recent sales, condos lose about a quarter of their per-m² value by around 23 years old and half by around 29. Prices keep falling by roughly 2.6% a year even after 25 years, so older condos here are cheap for a reason. Check the repair fund and rebuild plans.Houses bottom out at around 31 years — House prices per m² drop about 59% from new by age 31, then flatten, because by then buyers are mostly paying for the land. A house older than that costs little more than its plot, a good option if you plan to renovate or rebuild.
¥0¥500k¥1.0M05101520253035404550
Show data table
Building age (years)CondoHouse
0¥920k/m²¥411k/m²
1¥900k/m²¥400k/m²
2¥850k/m²¥400k/m²
3¥676k/m²¥353k/m²
4¥760k/m²¥400k/m²
5¥728k/m²¥384k/m²
6¥793k/m²¥369k/m²
7¥720k/m²¥361k/m²
8¥750k/m²¥347k/m²
9¥733k/m²¥310k/m²
10¥746k/m²¥300k/m²
11¥683k/m²¥288k/m²
12¥680k/m²¥320k/m²
13¥550k/m²¥347k/m²
14¥600k/m²¥274k/m²
15¥583k/m²¥288k/m²
16¥614k/m²¥262k/m²
17¥623k/m²¥280k/m²
18¥640k/m²¥288k/m²
19¥583k/m²¥246k/m²
20¥600k/m²¥243k/m²
21¥629k/m²¥236k/m²
22¥617k/m²¥225k/m²
23¥557k/m²¥240k/m²
24¥514k/m²¥200k/m²
25¥473k/m²¥189k/m²
26¥448k/m²¥177k/m²
27¥383k/m²¥168k/m²
28¥427k/m²¥176k/m²
29¥327k/m²¥177k/m²
30¥267k/m²¥188k/m²
31¥255k/m²¥157k/m²
32¥256k/m²¥147k/m²
33¥296k/m²¥162k/m²
34¥339k/m²¥160k/m²
35¥319k/m²¥143k/m²
36¥308k/m²¥174k/m²
37¥345k/m²¥156k/m²
38¥350k/m²¥150k/m²
39¥300k/m²¥152k/m²
40¥330k/m²¥159k/m²
41¥317k/m²¥154k/m²
42¥231k/m²¥150k/m²
43¥264k/m²¥139k/m²
44¥267k/m²¥139k/m²
45¥207k/m²¥147k/m²
46¥203k/m²¥133k/m²
47¥215k/m²¥141k/m²
48¥200k/m²¥128k/m²
49¥200k/m²¥126k/m²
50¥217k/m²¥138k/m²
Condo price per m² by construction periodBuilding age matters less than location — Over the last decade, pre-1981 condos have appreciated at about the same pace as 2000s buildings (around 3.9% a year), so in this market location matters more than building age. Pre-1981 buildings, built before the current earthquake standard, trade about 39% below 1980s–90s buildings.
¥0¥200k¥400k¥600k¥800k20052008201120142017202020232026

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
Year1971-19801981-20002001-20102011-2020
2005¥163k/m²¥250k/m²¥472k/m²–
2006¥163k/m²¥260k/m²¥503k/m²–
2007¥169k/m²¥257k/m²¥526k/m²–
2008¥160k/m²¥244k/m²¥428k/m²–
2009¥155k/m²¥227k/m²¥413k/m²–
2010¥163k/m²¥233k/m²¥462k/m²–
2011¥150k/m²¥246k/m²¥400k/m²¥459k/m²
2012¥150k/m²¥240k/m²¥400k/m²¥740k/m²
2013¥157k/m²¥260k/m²¥428k/m²¥735k/m²
2014¥154k/m²¥255k/m²¥433k/m²¥680k/m²
2015¥157k/m²¥263k/m²¥446k/m²¥760k/m²
2016¥167k/m²¥267k/m²¥471k/m²¥667k/m²
2017¥182k/m²¥283k/m²¥486k/m²¥675k/m²
2018¥169k/m²¥300k/m²¥500k/m²¥637k/m²
2019¥200k/m²¥300k/m²¥554k/m²¥644k/m²
2020¥200k/m²¥317k/m²¥560k/m²¥680k/m²
2021¥195k/m²¥325k/m²¥567k/m²¥716k/m²
2022¥225k/m²¥333k/m²¥600k/m²¥691k/m²
2023¥231k/m²¥367k/m²¥600k/m²¥700k/m²
2024¥225k/m²¥382k/m²¥633k/m²¥760k/m²
2025¥231k/m²¥376k/m²¥650k/m²¥800k/m²
2026 (partial)¥286k/m²¥367k/m²¥614k/m²¥800k/m²
House price per m² by construction period
¥0¥100k¥200k¥300k¥400k20052008201120142017202020232026

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
Year1971-19801981-20002001-20102011-2020
2005¥195k/m²¥210k/m²¥363k/m²–
2006¥182k/m²¥214k/m²¥356k/m²–
2007¥176k/m²¥200k/m²¥353k/m²–
2008¥167k/m²¥188k/m²¥353k/m²–
2009¥148k/m²¥178k/m²¥333k/m²–
2010¥148k/m²¥175k/m²¥333k/m²¥350k/m²
2011¥138k/m²¥170k/m²¥283k/m²¥339k/m²
2012¥133k/m²¥161k/m²¥260k/m²¥337k/m²
2013¥138k/m²¥165k/m²¥262k/m²¥341k/m²
2014¥133k/m²¥163k/m²¥253k/m²¥348k/m²
2015¥129k/m²¥158k/m²¥271k/m²¥345k/m²
2016¥131k/m²¥167k/m²¥262k/m²¥350k/m²
2017¥136k/m²¥168k/m²¥270k/m²¥363k/m²
2018¥141k/m²¥168k/m²¥256k/m²¥352k/m²
2019¥133k/m²¥162k/m²¥244k/m²¥373k/m²
2020¥115k/m²¥162k/m²¥250k/m²¥360k/m²
2021¥130k/m²¥167k/m²¥253k/m²¥344k/m²
2022¥136k/m²¥171k/m²¥256k/m²¥363k/m²
2023¥130k/m²¥172k/m²¥270k/m²¥378k/m²
2024¥144k/m²¥168k/m²¥250k/m²¥386k/m²
2025¥139k/m²¥163k/m²¥278k/m²¥355k/m²
2026 (partial)¥118k/m²¥155k/m²¥289k/m²¥386k/m²

Prices by area in Kyoto

Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).

AreaCondo price per m²Median used condo priceMedian house price (land + building)Residential land per m² (sales)Condo 5-yr change
Minami Ward, Kyoto City¥800k/m²¥21.0M¥33.0M¥290k/m²+140.0%
Nakagyo Ward, Kyoto City¥793k/m²¥29.0M¥50.5M¥535k/m²+22.0%
Shimogyo Ward, Kyoto City¥769k/m²¥26.0M¥56.0M¥420k/m²+28.2%
Kamigyo Ward, Kyoto City¥600k/m²¥20.5M¥45.0M¥385k/m²+23.5%
Sakyo Ward, Kyoto City¥563k/m²¥28.5M¥35.0M¥330k/m²+29.0%
Ukyo Ward, Kyoto City¥421k/m²¥22.0M¥24.0M¥240k/m²+28.1%
Yamashina Ward, Kyoto City¥333k/m²¥18.0M¥18.5M¥175k/m²+53.8%
Fushimi Ward, Kyoto City¥325k/m²¥20.0M¥23.0M¥150k/m²+24.0%
Kita Ward, Kyoto City¥323k/m²¥16.0M¥31.0M¥305k/m²-3.1%
Higashiyama Ward, Kyoto City––¥35.0M––
Nagaokakyo City––¥31.0M¥240k/m²–
Uji City¥286k/m²¥18.0M¥17.0M¥150k/m²+14.3%
Kyotanabe City––¥32.0M¥140k/m²–
Nishikyo Ward, Kyoto City––¥31.5M¥225k/m²–
Muko City––¥20.0M¥240k/m²–
Kizugawa City––¥23.0M¥82k/m²–
Yawata City¥181k/m²¥10.9M¥23.5M¥100k/m²–
Joyo City––¥15.0M¥120k/m²–
Seika Town, Soraku County––¥21.0M¥95k/m²–
Kameoka City––¥14.0M¥83k/m²–
Maizuru City––¥14.0M¥34k/m²–
Fukuchiyama City––¥9.8M¥33k/m²–
Nantan City––¥8.3M¥24k/m²–
Ayabe City––¥4.4M¥37k/m²–
Kyotanba Town, Funai County––¥3.5M¥4k/m²–
Miyazu City––¥3.1M¥15k/m²–
Kyotango City––¥2.2M¥9k/m²–

Prices near train stations in Kyoto

Sales from 2023–2025, grouped by nearest station.

StationMedian used condo priceCondo price per m²Median house price (land + building)Walk (min)Sales
Kitaoji (北大路)¥14.0M¥285k/m²¥34.0M18428
Nishioji (西大路)¥20.0M¥680k/m²¥35.0M11353
Imadegawa (今出川)¥19.0M¥560k/m²¥38.5M13280
Emmachi (円町)¥21.0M¥413k/m²¥23.0M11276
Katsura (桂)¥22.0M¥283k/m²¥32.0M13267
Higashino(Kyoto) (東野(京都))¥11.0M¥184k/m²¥16.0M11247
Gojo(KyotoCitySubway) (五条(京都市営))¥26.0M¥747k/m²¥64.0M5231
Nishikyogoku (西京極)¥22.0M¥429k/m²¥35.0M13227
Nijo(Kyoto) (二条)¥27.0M¥677k/m²¥26.5M9225
Nagitsuji (椥辻)¥18.0M¥347k/m²¥19.0M8208
Saiin(Hankyu) (西院(阪急))¥21.0M¥567k/m²¥34.0M8207
Kameoka (亀岡)––¥11.0M18185
Omiya(Kyoto) (大宮(京都))¥19.0M¥646k/m²¥42.0M6183
Karasuma Oike (烏丸御池)¥49.0M¥867k/m²¥220M4179
Kuramaguchi (鞍馬口)¥25.0M¥560k/m²¥25.5M13175

Used condo prices by layout in Kyoto

Sales from 2023–2025.

LayoutMedian used condo priceTypical sizeSales
3LDK¥30.0M65 m²1180
1K¥15.0M20 m²839
2LDK¥27.0M60 m²670
1LDK¥26.0M40 m²254
1DK¥19.0M30 m²199
4LDK¥34.5M80 m²188
2DK¥17.0M47.5 m²128
3DK¥11.0M55 m²30

How much does an apartment cost in Kyoto?

The median used condo (mansion) in Kyoto sold for ¥22.0M in 2025, about ¥545k/m², based on 1265 recorded sales.

How much does a house cost in Kyoto?

The median house sale, including the land, was ¥24.0M in 2025 across 2988 sales.

Are property prices in Kyoto going up?

Over the five years to 2025, condo prices per m² changed +36.4% and residential land prices changed +59.6%.

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.