Sakyo Ward (Kyoto) Housing Market 2025: University Town With Flat Land Prices
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥28.5M
- ¥563k/m²
- Median house price (land + building)
- ¥35.0M
- Residential land per m² (sales)
- ¥330k/m²
- +22.2% over 5 years
- Transactions in 2025
- 342
- #5 of 27 areas in Kyoto by price per m²
Big, green and slow
Sakyo runs from Kyoto University and Demachiyanagi north into the mountains. Condos cost about ¥0.56M per m², about 1.1 times the Kyoto Prefecture average. The median condo sold for about ¥28.5M, and the median house for about ¥35M.
The slowest land prices in central Kyoto
Benchmark residential land rose only 2.8% in the past year and about 9% in five years, far behind Nakagyo and Shimogyo. It is still about 70% below its 1991 bubble peak. Condo prices per m² rose about 3.3% a year over the past five years.
A family market
Unlike central Kyoto, the most traded home is a 70 m² 3LDK at about ¥36M, and about 43% of condo sales are family-sized. Houses make up most of the market: more than 180 sold in 2025. Houses lose value fast and are down to land value by about 26 years old.
Stations
Ichijoji is the priciest busy station at about ¥0.68M per m². Mototanaka and Chayama are cheaper at about ¥0.4M. Station distance has almost no effect on price.
Population and risks
Population fell 2.2% between 2020 and 2025 as students and older residents left, though households grew 3%. Sakyo has the lowest earthquake probability of Kyoto's wards (about 13%). About 60% of benchmark sites are in a flood zone, mostly shallow, and a few in the hills are in landslide zones. A median condo costs about 42 years of median rent, so yields are thin.
Living in Sakyo Ward, Kyoto City: people, homes and risks
- Population 2025
- 162,387
- -2.2% since 2020
- Kyoto: -2.9%
- Net moves in 2025
- -289
- -1.78 per 1,000 residents
- Kyoto: -1.5
- Vacant homes (2023)
- 11.4%
- 6.1% empty and not for rent or sale
- Kyoto: 13.2%
- Median rent (2023)
- ¥57k
- per month, all rented homes
- Kyoto: ¥56k
- Strong earthquake risk
- 12.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Kyoto: 21.7%
- Official land price 2026
- ¥297k/m²
- +2.8% in a year · +8.6% in 5 years
- Kyoto: ¥136k/m²
- Flood exposure
- 61.4%
- of 44 benchmark sites in a worst-case flood zone (2.3% 3 m or deeper)
- Kyoto: 49.6%
- Landslide exposure
- 4.5%
- of 44 benchmark sites in a landslide warning area
- Kyoto: 2.5%
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 Sakyo 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
¥15.0M
¥231k/m²
- Takanohigashihirakicho
- Mototanaka · 6 min walk
- 2LDK · 65 m²
- Built 1981 (44 yrs) · RC
¥24.0M
¥960k/m²
- Takanoizumicho
- Shugakuin · 6 min walk
- 1K · 25 m²
- Built 2026 (0 yrs) · RC
¥43.0M
¥782k/m²
- Okazakitennocho
- Keage · 15 min walk
- 2LDK · 55 m²
- Built 1984 (41 yrs) · RC
House
¥14.0M
¥122k/m²
- Shugakuinkitafukecho
- Takaragaike · 15 min walk
- Land 95 m² · floor 115 m²
- Built 1994 (32 yrs) · Wood
¥32.0M
¥400k/m²
- Shimogamokashiwabecho
- Kitayama(Kyoto) · 16 min walk
- Land 100 m² · floor 80 m²
- Built 1965 (61 yrs)
¥96.0M
¥282k/m²
- Shimogamohommachi
- Kitaoji · 14 min walk
- Land 135 m² · floor 340 m²
- Built 1981 (44 yrs) · RC
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥19.0M | ¥32.0M |
| 2006 | ¥20.5M | ¥33.0M |
| 2007 | ¥22.5M | ¥31.0M |
| 2008 | ¥20.0M | ¥38.0M |
| 2009 | ¥18.0M | ¥33.0M |
| 2010 | ¥18.0M | ¥32.0M |
| 2011 | ¥22.5M | ¥29.5M |
| 2012 | ¥16.0M | ¥32.0M |
| 2013 | ¥17.0M | ¥31.0M |
| 2014 | ¥22.5M | ¥30.0M |
| 2015 | ¥23.5M | ¥32.0M |
| 2016 | ¥22.0M | ¥29.0M |
| 2017 | ¥24.0M | ¥34.0M |
| 2018 | ¥24.0M | ¥32.0M |
| 2019 | ¥27.0M | ¥38.0M |
| 2020 | ¥23.0M | ¥36.0M |
| 2021 | ¥26.0M | ¥37.0M |
| 2022 | ¥23.0M | ¥34.0M |
| 2023 | ¥22.5M | ¥36.0M |
| 2024 | ¥28.0M | ¥31.0M |
| 2025 | ¥28.5M | ¥35.0M |
| 2026 (partial) | ¥24.0M | ¥25.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥383k/m² | ¥310k/m² | ¥240k/m² |
| 2006 | ¥314k/m² | ¥354k/m² | ¥235k/m² |
| 2007 | ¥331k/m² | ¥319k/m² | ¥250k/m² |
| 2008 | ¥329k/m² | ¥362k/m² | ¥210k/m² |
| 2009 | ¥313k/m² | ¥304k/m² | ¥225k/m² |
| 2010 | ¥311k/m² | ¥291k/m² | ¥210k/m² |
| 2011 | ¥336k/m² | ¥273k/m² | ¥210k/m² |
| 2012 | ¥292k/m² | ¥301k/m² | ¥220k/m² |
| 2013 | ¥351k/m² | ¥282k/m² | ¥235k/m² |
| 2014 | ¥369k/m² | ¥300k/m² | ¥220k/m² |
| 2015 | ¥382k/m² | ¥313k/m² | ¥260k/m² |
| 2016 | ¥384k/m² | ¥303k/m² | ¥250k/m² |
| 2017 | ¥427k/m² | ¥326k/m² | ¥275k/m² |
| 2018 | ¥453k/m² | ¥333k/m² | ¥260k/m² |
| 2019 | ¥500k/m² | ¥364k/m² | ¥230k/m² |
| 2020 | ¥437k/m² | ¥349k/m² | ¥270k/m² |
| 2021 | ¥538k/m² | ¥376k/m² | ¥250k/m² |
| 2022 | ¥450k/m² | ¥324k/m² | ¥295k/m² |
| 2023 | ¥486k/m² | ¥314k/m² | ¥250k/m² |
| 2024 | ¥538k/m² | ¥345k/m² | ¥325k/m² |
| 2025 | ¥563k/m² | ¥326k/m² | ¥330k/m² |
| 2026 (partial) | ¥663k/m² | ¥300k/m² | ¥330k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥510k/m² |
| 1 | – | ¥515k/m² |
| 8 | ¥787k/m² | – |
| 13 | – | ¥417k/m² |
| 17 | ¥628k/m² | – |
| 18 | ¥725k/m² | – |
| 24 | ¥585k/m² | – |
| 26 | ¥471k/m² | ¥302k/m² |
| 28 | – | ¥250k/m² |
| 29 | – | ¥308k/m² |
| 30 | – | ¥415k/m² |
| 31 | – | ¥216k/m² |
| 32 | – | ¥193k/m² |
| 33 | ¥230k/m² | ¥230k/m² |
| 34 | ¥420k/m² | ¥320k/m² |
| 36 | – | ¥261k/m² |
| 37 | – | ¥321k/m² |
| 38 | ¥367k/m² | ¥229k/m² |
| 39 | ¥333k/m² | – |
| 40 | ¥383k/m² | ¥262k/m² |
| 41 | – | ¥267k/m² |
| 42 | ¥383k/m² | ¥170k/m² |
| 46 | – | ¥172k/m² |
| 47 | ¥288k/m² | ¥200k/m² |
| 48 | – | ¥297k/m² |
| 49 | – | ¥258k/m² |
| 50 | ¥375k/m² | ¥262k/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 | 1981-2000 | 2001-2010 |
|---|---|---|
| 2006 | ¥314k/m² | – |
| 2007 | ¥320k/m² | – |
| 2008 | ¥317k/m² | – |
| 2009 | ¥317k/m² | – |
| 2010 | ¥308k/m² | – |
| 2011 | ¥317k/m² | – |
| 2012 | ¥282k/m² | ¥443k/m² |
| 2013 | ¥313k/m² | ¥550k/m² |
| 2014 | ¥365k/m² | – |
| 2015 | ¥325k/m² | ¥538k/m² |
| 2016 | ¥319k/m² | – |
| 2017 | ¥283k/m² | ¥550k/m² |
| 2018 | ¥367k/m² | ¥617k/m² |
| 2019 | ¥400k/m² | ¥600k/m² |
| 2020 | ¥383k/m² | – |
| 2021 | ¥383k/m² | – |
| 2022 | ¥363k/m² | ¥664k/m² |
| 2023 | ¥387k/m² | – |
| 2024 | ¥473k/m² | – |
| 2025 | ¥421k/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 |
|---|---|---|---|---|
| 2005 | – | ¥287k/m² | ¥416k/m² | – |
| 2006 | ¥289k/m² | ¥291k/m² | ¥449k/m² | – |
| 2007 | ¥265k/m² | ¥277k/m² | ¥438k/m² | – |
| 2008 | ¥208k/m² | ¥333k/m² | ¥478k/m² | – |
| 2009 | ¥205k/m² | ¥264k/m² | ¥411k/m² | – |
| 2010 | – | ¥242k/m² | ¥411k/m² | – |
| 2011 | ¥245k/m² | ¥245k/m² | – | ¥400k/m² |
| 2012 | ¥222k/m² | ¥262k/m² | – | ¥390k/m² |
| 2013 | ¥267k/m² | ¥240k/m² | – | ¥465k/m² |
| 2014 | ¥247k/m² | ¥215k/m² | – | ¥422k/m² |
| 2015 | ¥213k/m² | ¥273k/m² | – | ¥430k/m² |
| 2016 | ¥190k/m² | ¥252k/m² | – | ¥425k/m² |
| 2017 | ¥244k/m² | ¥269k/m² | – | ¥455k/m² |
| 2018 | ¥262k/m² | ¥257k/m² | – | ¥428k/m² |
| 2019 | ¥263k/m² | ¥238k/m² | – | ¥489k/m² |
| 2020 | ¥231k/m² | ¥304k/m² | – | ¥474k/m² |
| 2021 | ¥200k/m² | ¥281k/m² | ¥434k/m² | – |
| 2022 | ¥166k/m² | ¥255k/m² | – | – |
| 2023 | ¥200k/m² | ¥271k/m² | – | – |
| 2024 | ¥243k/m² | ¥279k/m² | – | – |
| 2025 | ¥293k/m² | ¥285k/m² | – | – |
Prices near train stations in Sakyo 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 |
|---|---|---|---|---|---|
| Demachiyanagi (出町柳) | ¥22.0M | ¥553k/m² | ¥28.5M | 12 | 119 |
| Jingu Marutamachi (神宮丸太町) | ¥36.0M | ¥554k/m² | ¥27.0M | 10 | 100 |
| Ichijoji (一乗寺) | ¥26.0M | ¥680k/m² | ¥27.0M | 6 | 66 |
| Shugakuin (修学院) | ¥20.0M | ¥565k/m² | ¥23.5M | 6 | 66 |
| Mototanaka (元田中) | ¥24.0M | ¥393k/m² | ¥43.0M | 6 | 66 |
| Chayama Kyoto Geijutsudaigaku (茶山・京都芸術大学) | ¥25.0M | ¥400k/m² | ¥29.0M | 6 | 64 |
| Kitaoji (北大路) | – | – | ¥38.0M | 13 | 49 |
| Iwakura(Kyoto) (岩倉(京都)) | – | – | ¥31.0M | 13 | 45 |
| Matsugasaki(Kyoto) (松ケ崎(京都)) | – | – | ¥63.0M | 8 | 45 |
| Takaragaike (宝ケ池) | – | – | ¥22.0M | 4 | 34 |
| Kokusaikaikan (国際会館) | – | – | ¥58.0M | 10 | 23 |
| Higashiyama(Kyoto) (東山(京都)) | ¥65.0M | ¥893k/m² | – | 5 | 21 |
| Keage (蹴上) | – | – | ¥36.0M | 14 | 20 |
| Yase Hieizanguchi (八瀬比叡山口) | – | – | – | 14 | 18 |
| Kitayama(Kyoto) (北山(京都)) | ¥6.5M | ¥367k/m² | – | 7 | 18 |
Used condo prices by layout in Sakyo Ward, Kyoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥36.5M | 70 m² | 88 |
| 1K | ¥14.0M | 20 m² | 48 |
| 2LDK | ¥30.0M | 60 m² | 41 |
| 1LDK | ¥22.0M | 45 m² | 14 |
| 1DK | ¥14.0M | 30 m² | 13 |
How much does an apartment cost in Sakyo Ward, Kyoto City?
The median used condo (mansion) in Sakyo Ward, Kyoto City sold for ¥28.5M in 2025, about ¥563k/m², based on 80 recorded sales.
How much does a house cost in Sakyo Ward, Kyoto City?
The median house sale, including the land, was ¥35.0M in 2025 across 183 sales.
Are property prices in Sakyo Ward, Kyoto City going up?
Over the five years to 2025, condo prices per m² changed +29.0% and residential land prices changed +22.2%.
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.