Higashiyama Ward (Kyoto) Housing Market 2025: Temples, Tourists and a Shrinking Population
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median house price (land + building)
- ¥35.0M
- Transactions in 2025
- 86
- #10 of 27 areas in Kyoto by price per m²
A tiny, special market
Higashiyama is the Kyoto of Gion, Kiyomizu-dera and Yasaka Shrine. It is the smallest of Kyoto City's 11 wards by population, about 35,000, and very few homes sell: fewer than 100 a year, mostly old townhouses. There were too few condo sales in 2025 to give a reliable median.
People are leaving
Higashiyama's population fell 3.8% between 2020 and 2025, faster than Kyoto Prefecture (−2.9%). In 2025 more people moved out to the rest of Japan than moved in. Vacancy is about 16%, the highest of Kyoto's wards, and about 8% of homes are long-term empty.
Houses priced for location, not size
The median house sold for about ¥35M in 2025, down from ¥55M in 2024, because the mix of houses sold changed. House prices per m² have risen about 5% a year over the past five years, faster than before. A house in Higashiyama now costs about 1.8 times the Kyoto average per m², up from 1.1 times ten years ago. Location matters hugely: homes near Gion-Shijo sell for several times more than those near Tofukuji or Shichijo.
Land below its peak
Benchmark residential land rose about 7% in the past year, but is still about 61% below its 1991 bubble peak.
Risks and renewal
Earthquake probability is low (about 15%). About 40% of benchmark sites are in a shallow flood zone near the Kamo river, and a few on the eastern hills are in landslide zones. The small Sanjo Station renewal area, added in 2024, is in the ward. Many old houses are wooden and need inspection before buying.
Living in Higashiyama Ward, Kyoto City: people, homes and risks
- Population 2025
- 35,193
- -3.8% since 2020
- Kyoto: -2.9%
- Net moves in 2025
- -226
- -6.42 per 1,000 residents
- Kyoto: -1.5
- Vacant homes (2023)
- 16.4%
- 8.5% empty and not for rent or sale
- Kyoto: 13.2%
- Median rent (2023)
- ¥57k
- per month, all rented homes
- Kyoto: ¥56k
- Strong earthquake risk
- 14.8%
- chance of shaking of intensity 6-lower or more within 30 years
- Kyoto: 21.7%
- Official land price 2026
- ¥295k/m²
- +7.1% in a year · +22.7% in 5 years
- Kyoto: ¥136k/m²
- Flood exposure
- 42.1%
- of 19 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Kyoto: 49.6%
- Landslide exposure
- 5.3%
- of 19 benchmark sites in a landslide warning area
- Kyoto: 2.5%
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
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 Higashiyama Ward, Kyoto 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
¥20.0M
¥800k/m²
- Kiyomizu Gakku
- Gion Shijo · 10 min walk
- 1K · 25 m²
- Built 2005 (21 yrs) · RC
¥41.0M
¥631k/m²
- Teikyo Gakku
- Kiyomizu Gojo · 3 min walk
- 3LDK · 65 m²
- Built 1996 (30 yrs) · RC
¥99.0M
¥660k/m²
- Shudo Gakku
- Kiyomizu Gojo · 11 min walk
- 4LDK · 150 m²
- Built 1992 (34 yrs) · RC
House
¥11.0M
¥147k/m²
- Imakumanohozocho
- Tofukuji · 11 min walk
- Land 35 m² · floor 75 m²
- Built 1986 (40 yrs) · Wood
¥64.0M
¥985k/m²
- Awata Gakku
- Higashiyama(Kyoto) · 2 min walk
- Land 60 m² · floor 65 m²
- Built 1949 (77 yrs) · Wood
¥200M
¥3.3M/m²
- Kiyomizu Gakku
- Gion Shijo · 19 min walk
- Land 155 m² · floor 60 m²
- Built 1966 (60 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | – | ¥24.0M |
| 2006 | – | ¥22.0M |
| 2007 | ¥21.0M | ¥30.0M |
| 2008 | – | ¥24.0M |
| 2009 | – | ¥28.0M |
| 2010 | ¥24.0M | ¥20.0M |
| 2011 | – | ¥29.5M |
| 2012 | – | ¥18.0M |
| 2013 | ¥14.0M | ¥26.0M |
| 2014 | ¥16.5M | ¥29.5M |
| 2015 | ¥16.5M | ¥27.0M |
| 2016 | ¥14.0M | ¥27.0M |
| 2017 | ¥15.0M | ¥32.0M |
| 2018 | ¥13.0M | ¥32.0M |
| 2019 | ¥16.0M | ¥26.0M |
| 2020 | ¥29.0M | ¥25.0M |
| 2021 | ¥17.5M | ¥25.0M |
| 2022 | – | ¥21.5M |
| 2023 | ¥14.5M | ¥35.0M |
| 2024 | ¥17.0M | ¥55.0M |
| 2025 | – | ¥35.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | – | ¥227k/m² | – |
| 2006 | – | ¥257k/m² | – |
| 2007 | ¥733k/m² | ¥278k/m² | – |
| 2008 | – | ¥268k/m² | – |
| 2009 | – | ¥262k/m² | – |
| 2010 | ¥382k/m² | ¥216k/m² | – |
| 2011 | – | ¥242k/m² | – |
| 2012 | – | ¥200k/m² | – |
| 2013 | ¥303k/m² | ¥250k/m² | – |
| 2014 | ¥502k/m² | ¥288k/m² | – |
| 2015 | ¥525k/m² | ¥230k/m² | ¥280k/m² |
| 2016 | ¥536k/m² | ¥338k/m² | – |
| 2017 | ¥500k/m² | ¥327k/m² | – |
| 2018 | ¥533k/m² | ¥316k/m² | – |
| 2019 | ¥569k/m² | ¥308k/m² | – |
| 2020 | ¥594k/m² | ¥316k/m² | – |
| 2021 | ¥640k/m² | ¥289k/m² | – |
| 2022 | – | ¥250k/m² | – |
| 2023 | ¥457k/m² | ¥358k/m² | – |
| 2024 | ¥640k/m² | ¥500k/m² | – |
| 2025 | – | ¥306k/m² | – |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 15 | ¥675k/m² | – |
| 18 | ¥710k/m² | – |
| 33 | ¥448k/m² | – |
| 50 | – | ¥261k/m² |
Prices near train stations in Higashiyama Ward, Kyoto 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 |
|---|---|---|---|---|---|
| Kiyomizu Gojo (清水五条) | ¥17.0M | ¥600k/m² | ¥54.0M | 9 | 74 |
| Tofukuji (東福寺) | – | – | ¥16.0M | 6 | 66 |
| Gion Shijo (祇園四条) | ¥15.5M | ¥520k/m² | ¥155M | 8 | 58 |
| Shichijo (七条) | – | – | ¥17.5M | 6 | 30 |
| Higashiyama(Kyoto) (東山(京都)) | – | – | – | 3 | 12 |
| Tobakaido (鳥羽街道) | – | – | – | 6 | 11 |
Used condo prices by layout in Higashiyama Ward, Kyoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥15.0M | 20 m² | 31 |
How much does a house cost in Higashiyama Ward, Kyoto City?
The median house sale, including the land, was ¥35.0M in 2025 across 56 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.