Aoba Ward (Sendai) Housing Market 2025: Family Condos in Tohoku's Capital
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥21.0M
- ¥329k/m² · +2.7% vs 2024
- Median house price (land + building)
- ¥32.0M
- +9.5% vs 2024
- Residential land per m² (sales)
- ¥96k/m²
- +18.5% over 5 years
- Transactions in 2025
- 833
- #2 of 24 areas in Miyagi by price per m²
Prices picking up again
Aoba Ward is central Sendai, from Sendai Station and Ichibancho to the hills of the west. After almost no growth in the late 2010s, condo prices per m² rose about 4.6% a year over the past five years. Condos cost about ¥0.33M per m², about the Miyagi average. The median condo sold for about ¥21M.
A family market
The most traded home in Aoba is a 70 m² 3LDK at about ¥24M, and more than half of condo sales are family-sized. Studios are rare. Houses are a large part of the market, with about 340 sold in 2025, at a median of about ¥32M. Houses lose value fast and are down to land value by about 26 years old.
Growing in a shrinking region
Population grew 1.5% between 2020 and 2025 while Miyagi shrank 3.2%, and households grew 6%. Aoba has the highest vacancy rate of Sendai's 5 wards, about 13%.
Stations matter a lot
Condos within 5 minutes of a station sell for about 37% more per m² than those 11–15 minutes away, as winters make walking hard. Sendai, Kita-Yobancho and Kotodai-Koen sell at about ¥0.37M per m²; Dainohara and Kitayama at about ¥0.24M.
Low risk now
Earthquake probability for the next 30 years is low (about 8% for 6-lower), as much of the stress on the nearby faults was released in 2011. Only about 5% of benchmark sites are in a flood zone. A median condo costs about 33 years of median rent, close to the Miyagi average. Central Sendai is an Urgent Urban Renewal Area.
Living in Aoba Ward, Sendai City: people, homes and risks
- Population 2025
- 316,317
- +1.5% since 2020
- Miyagi: -3.2%
- Net moves in 2025
- +504
- +1.59 per 1,000 residents
- Miyagi: -0.92
- Vacant homes (2023)
- 13.4%
- 2.9% empty and not for rent or sale
- Miyagi: 12.4%
- Median rent (2023)
- ¥53k
- per month, all rented homes
- Miyagi: ¥52k
- Strong earthquake risk
- 7.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Miyagi: 26.3%
- Official land price 2026
- ¥102k/m²
- +4.3% in a year · +28.7% in 5 years
- Miyagi: ¥78k/m²
- Flood exposure
- 5.4%
- of 111 benchmark sites in a worst-case flood zone (0.9% 3 m or deeper)
- Miyagi: 36.2%
- Landslide exposure
- 0.9%
- of 111 benchmark sites in a landslide warning area
- Miyagi: 1.5%
Urban renewal zones
Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.
- Central Sendai · 186 ha · designated 2002 · Specified zone (highest priority)
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 Aoba Ward, Sendai 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
¥10.0M
¥182k/m²
- Kasugamachi
- Kotodai Koen · 8 min walk
- 2LDK · 55 m²
- Built 1986 (40 yrs) · SRC
¥22.0M
¥367k/m²
- Kashiwagi
- Kita Yobancho · 18 min walk
- 3LDK · 60 m²
- Built 1987 (38 yrs) · SRC
¥44.0M
¥587k/m²
- Hirosemachi
- Kita Yobancho · 14 min walk
- 3LDK · 75 m²
- Built 2002 (24 yrs) · RC
House
¥17.0M
¥106k/m²
- Aramakihonzawa
- Kita Sendai · 26 min walk
- Land 200 m² · floor 160 m²
- Built 1984 (42 yrs) · RC
¥32.0M
¥305k/m²
- Sagigamori
- Asahigaoka(Miyagi)
- Land 160 m² · floor 105 m²
- Built 2025 (1 yrs) · Wood
¥57.0M
¥228k/m²
- Umedamachi
- Toshogu · 7 min walk
- Land 220 m² · floor 250 m²
- Built 1978 (48 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | ¥9.2M | ¥24.0M |
| 2007 | ¥9.3M | ¥26.0M |
| 2008 | ¥10.0M | ¥25.0M |
| 2009 | ¥10.0M | ¥23.0M |
| 2010 | ¥11.0M | ¥22.0M |
| 2011 | ¥9.0M | ¥23.0M |
| 2012 | ¥12.0M | ¥25.0M |
| 2013 | ¥14.0M | ¥26.0M |
| 2014 | ¥14.0M | ¥27.0M |
| 2015 | ¥15.0M | ¥28.0M |
| 2016 | ¥15.0M | ¥28.0M |
| 2017 | ¥16.0M | ¥30.0M |
| 2018 | ¥17.0M | ¥30.0M |
| 2019 | ¥14.0M | ¥29.0M |
| 2020 | ¥16.0M | ¥30.0M |
| 2021 | ¥18.0M | ¥30.0M |
| 2022 | ¥19.0M | ¥32.0M |
| 2023 | ¥18.0M | ¥32.0M |
| 2024 | ¥18.5M | ¥30.0M |
| 2025 | ¥21.0M | ¥32.0M |
| 2026 (partial) | ¥19.0M | ¥32.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | ¥185k/m² | ¥178k/m² | ¥50k/m² |
| 2007 | ¥180k/m² | ¥193k/m² | ¥58k/m² |
| 2008 | ¥169k/m² | ¥200k/m² | ¥52k/m² |
| 2009 | ¥166k/m² | ¥162k/m² | ¥44k/m² |
| 2010 | ¥175k/m² | ¥170k/m² | ¥44k/m² |
| 2011 | ¥162k/m² | ¥164k/m² | ¥45k/m² |
| 2012 | ¥200k/m² | ¥190k/m² | ¥50k/m² |
| 2013 | ¥243k/m² | ¥190k/m² | ¥45k/m² |
| 2014 | ¥244k/m² | ¥219k/m² | ¥56k/m² |
| 2015 | ¥259k/m² | ¥238k/m² | ¥59k/m² |
| 2016 | ¥267k/m² | ¥240k/m² | ¥60k/m² |
| 2017 | ¥277k/m² | ¥242k/m² | ¥61k/m² |
| 2018 | ¥288k/m² | ¥257k/m² | ¥77k/m² |
| 2019 | ¥252k/m² | ¥238k/m² | ¥73k/m² |
| 2020 | ¥267k/m² | ¥255k/m² | ¥81k/m² |
| 2021 | ¥292k/m² | ¥257k/m² | ¥80k/m² |
| 2022 | ¥338k/m² | ¥260k/m² | ¥87k/m² |
| 2023 | ¥308k/m² | ¥264k/m² | ¥91k/m² |
| 2024 | ¥320k/m² | ¥250k/m² | ¥100k/m² |
| 2025 | ¥329k/m² | ¥274k/m² | ¥96k/m² |
| 2026 (partial) | ¥333k/m² | ¥264k/m² | ¥81k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥330k/m² |
| 1 | ¥824k/m² | ¥332k/m² |
| 2 | ¥752k/m² | ¥400k/m² |
| 3 | ¥738k/m² | – |
| 4 | ¥670k/m² | – |
| 5 | ¥662k/m² | – |
| 6 | ¥743k/m² | ¥303k/m² |
| 7 | ¥708k/m² | ¥330k/m² |
| 8 | ¥686k/m² | ¥271k/m² |
| 9 | ¥642k/m² | – |
| 10 | – | ¥273k/m² |
| 11 | ¥514k/m² | ¥257k/m² |
| 12 | ¥617k/m² | ¥313k/m² |
| 14 | ¥524k/m² | – |
| 15 | ¥494k/m² | ¥269k/m² |
| 16 | ¥494k/m² | ¥231k/m² |
| 17 | ¥480k/m² | ¥203k/m² |
| 18 | ¥467k/m² | ¥221k/m² |
| 19 | ¥467k/m² | ¥206k/m² |
| 20 | ¥411k/m² | ¥228k/m² |
| 21 | ¥383k/m² | ¥160k/m² |
| 22 | ¥386k/m² | ¥286k/m² |
| 23 | ¥363k/m² | ¥225k/m² |
| 24 | ¥376k/m² | ¥182k/m² |
| 25 | ¥300k/m² | ¥150k/m² |
| 26 | ¥300k/m² | ¥185k/m² |
| 27 | ¥291k/m² | ¥146k/m² |
| 28 | ¥277k/m² | ¥158k/m² |
| 29 | ¥271k/m² | ¥184k/m² |
| 30 | ¥243k/m² | ¥181k/m² |
| 31 | ¥163k/m² | ¥163k/m² |
| 32 | ¥240k/m² | ¥168k/m² |
| 33 | ¥238k/m² | ¥165k/m² |
| 34 | ¥233k/m² | ¥158k/m² |
| 35 | ¥253k/m² | ¥160k/m² |
| 36 | ¥257k/m² | ¥147k/m² |
| 37 | ¥255k/m² | ¥136k/m² |
| 38 | ¥250k/m² | ¥159k/m² |
| 39 | ¥250k/m² | ¥148k/m² |
| 40 | ¥218k/m² | ¥150k/m² |
| 41 | ¥298k/m² | ¥105k/m² |
| 42 | ¥220k/m² | ¥132k/m² |
| 43 | ¥232k/m² | ¥167k/m² |
| 44 | ¥228k/m² | ¥120k/m² |
| 45 | ¥200k/m² | ¥143k/m² |
| 46 | – | ¥164k/m² |
| 47 | ¥218k/m² | ¥162k/m² |
| 48 | ¥195k/m² | ¥216k/m² |
| 49 | ¥119k/m² | ¥94k/m² |
| 50 | ¥149k/m² | ¥185k/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 |
|---|---|---|---|---|
| 2006 | – | ¥183k/m² | ¥357k/m² | – |
| 2007 | ¥127k/m² | ¥180k/m² | ¥316k/m² | – |
| 2008 | – | ¥165k/m² | ¥318k/m² | – |
| 2009 | – | ¥150k/m² | ¥303k/m² | – |
| 2010 | ¥75k/m² | ¥145k/m² | ¥280k/m² | – |
| 2011 | ¥83k/m² | ¥146k/m² | ¥308k/m² | – |
| 2012 | ¥96k/m² | ¥173k/m² | ¥329k/m² | – |
| 2013 | ¥139k/m² | ¥218k/m² | ¥353k/m² | – |
| 2014 | ¥156k/m² | ¥222k/m² | ¥375k/m² | – |
| 2015 | ¥117k/m² | ¥243k/m² | ¥400k/m² | – |
| 2016 | ¥185k/m² | ¥244k/m² | ¥424k/m² | – |
| 2017 | ¥151k/m² | ¥246k/m² | ¥422k/m² | ¥586k/m² |
| 2018 | – | ¥257k/m² | ¥413k/m² | ¥594k/m² |
| 2019 | ¥174k/m² | ¥219k/m² | ¥400k/m² | – |
| 2020 | ¥148k/m² | ¥243k/m² | ¥429k/m² | ¥576k/m² |
| 2021 | ¥186k/m² | ¥247k/m² | ¥406k/m² | ¥614k/m² |
| 2022 | ¥168k/m² | ¥283k/m² | ¥471k/m² | ¥633k/m² |
| 2023 | ¥189k/m² | ¥260k/m² | ¥459k/m² | ¥675k/m² |
| 2024 | ¥149k/m² | ¥260k/m² | ¥467k/m² | ¥662k/m² |
| 2025 | – | ¥260k/m² | ¥480k/m² | ¥735k/m² |
| 2026 (partial) | – | ¥284k/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 |
|---|---|---|---|---|
| 2006 | ¥128k/m² | ¥139k/m² | ¥232k/m² | – |
| 2007 | ¥125k/m² | ¥144k/m² | ¥247k/m² | – |
| 2008 | ¥151k/m² | ¥131k/m² | ¥252k/m² | – |
| 2009 | ¥100k/m² | ¥114k/m² | ¥248k/m² | – |
| 2010 | ¥94k/m² | ¥131k/m² | ¥236k/m² | – |
| 2011 | ¥118k/m² | ¥124k/m² | ¥233k/m² | ¥234k/m² |
| 2012 | ¥120k/m² | ¥145k/m² | ¥229k/m² | ¥264k/m² |
| 2013 | ¥106k/m² | ¥151k/m² | ¥197k/m² | ¥277k/m² |
| 2014 | ¥111k/m² | ¥152k/m² | ¥219k/m² | ¥274k/m² |
| 2015 | ¥136k/m² | ¥153k/m² | ¥228k/m² | ¥308k/m² |
| 2016 | ¥130k/m² | ¥164k/m² | – | ¥287k/m² |
| 2017 | ¥119k/m² | ¥167k/m² | ¥248k/m² | ¥300k/m² |
| 2018 | ¥132k/m² | ¥163k/m² | ¥239k/m² | ¥313k/m² |
| 2019 | ¥126k/m² | ¥166k/m² | ¥290k/m² | ¥305k/m² |
| 2020 | ¥156k/m² | ¥152k/m² | ¥200k/m² | ¥291k/m² |
| 2021 | ¥124k/m² | ¥147k/m² | ¥215k/m² | ¥330k/m² |
| 2022 | ¥172k/m² | ¥164k/m² | ¥264k/m² | – |
| 2023 | ¥131k/m² | ¥171k/m² | ¥231k/m² | ¥313k/m² |
| 2024 | ¥152k/m² | ¥146k/m² | ¥206k/m² | – |
| 2025 | ¥170k/m² | ¥168k/m² | ¥282k/m² | ¥262k/m² |
| 2026 (partial) | – | ¥161k/m² | – | – |
Prices near train stations in Aoba Ward, Sendai 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 |
|---|---|---|---|---|---|
| Kita Sendai (北仙台) | ¥21.0M | ¥329k/m² | ¥29.0M | 10 | 327 |
| Kita Yobancho (北四番丁) | ¥23.0M | ¥369k/m² | ¥110M | 8 | 286 |
| Kotodai Koen (勾当台公園) | ¥22.0M | ¥367k/m² | ¥150M | 7 | 136 |
| Rikuzen Ochiai (陸前落合) | – | – | ¥20.5M | 16 | 129 |
| Dainohara (台原) | ¥17.0M | ¥243k/m² | ¥41.0M | 10 | 129 |
| Ayashi (愛子) | – | – | ¥27.5M | 14 | 124 |
| Kitayama(Miyagi) (北山(宮城)) | ¥15.0M | ¥235k/m² | ¥28.0M | 11 | 123 |
| Sendai(Miyagi) (仙台) | ¥23.0M | ¥377k/m² | ¥80.0M | 8 | 105 |
| Toshogu (東照宮) | ¥19.0M | ¥267k/m² | ¥40.0M | 10 | 104 |
| Itsutsubashi (五橋) | ¥17.0M | ¥333k/m² | – | 4 | 89 |
| Tohoku Fukushi University (東北福祉大前) | ¥13.5M | ¥208k/m² | ¥24.0M | 12 | 73 |
| Omachi Nishi Koen (大町西公園) | ¥25.5M | ¥400k/m² | ¥67.5M | 6 | 72 |
| Kunimi(Miyagi) (国見(宮城)) | ¥7.2M | ¥135k/m² | ¥27.0M | 11 | 71 |
| Asahigaoka(Miyagi) (旭ケ丘(宮城)) | ¥16.5M | ¥238k/m² | ¥33.0M | 8 | 63 |
| Aoba Dori Ichibancho (青葉通一番町) | ¥38.0M | ¥600k/m² | ¥400M | 6 | 60 |
Used condo prices by layout in Aoba Ward, Sendai City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥24.5M | 70 m² | 416 |
| 2LDK | ¥22.0M | 60 m² | 176 |
| 1K | ¥4.2M | 20 m² | 94 |
| 4LDK | ¥24.0M | 80 m² | 83 |
| 1LDK | ¥18.0M | 45 m² | 49 |
| 1DK | ¥7.8M | 30 m² | 33 |
| 2DK | ¥9.0M | 45 m² | 25 |
| 1R | ¥4.5M | 20 m² | 10 |
How much does an apartment cost in Aoba Ward, Sendai City?
The median used condo (mansion) in Aoba Ward, Sendai City sold for ¥21.0M in 2025, about ¥329k/m², based on 331 recorded sales.
How much does a house cost in Aoba Ward, Sendai City?
The median house sale, including the land, was ¥32.0M in 2025 across 340 sales.
Are property prices in Aoba Ward, Sendai City going up?
Over the five years to 2025, condo prices per m² changed +23.2% and residential land prices changed +18.5%.
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.