Niigata Housing Market 2025: Resort Condos Collapse, City Condos Climb
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥16.0M
- ¥238k/m² · +18.8% vs 2024
- Median house price (land + building)
- ¥12.0M
- +13.5% vs 2024
- Residential land per m² (sales)
- ¥28k/m²
- +7.7% over 5 years
- Transactions in 2025
- 4,215
- #31 of 47 areas in Japan by price per m²
Two very different condo markets
Niigata's condo data hides two opposite stories. City condos in Niigata City's Chuo Ward and in Nagaoka have risen strongly, about 27% and 69% in five years respectively. Meanwhile older condos have been losing value: pre-1981 condos fell about 5% a year over the last decade and now sell at a two-thirds discount to 1980s and 90s buildings, the biggest gap in Japan. Much of that older stock is the bubble-era resort condos of Yuzawa and the ski towns, which sell for very little because their monthly management and repair fees are high and few people want them.
The wider market is shrinking
Niigata lost 6% of its population between 2020 and 2025, and about 6,400 more people left than arrived in 2025. Transactions fell about 20% in three years. On the government's fixed benchmark sites, residential land fell about 2.6% over five years and commercial land about 4%. 7.6% of homes are abandoned.
Houses are cheap relative to condos
A m² of house costs only about 30% as much as a m² of condo, among the lowest ratios in Japan, down from 50% a decade ago.
Condos depreciate fast
Niigata condos lose about half their per-m² value by 22 years old and keep losing about 4.6% a year after that. Check the management fees and repair fund carefully on any older condo, especially in resort areas.
Hazards
Niigata sits on the plains of the Shinano and Agano rivers: about 64% of benchmark sites are in a worst-case flood zone and 10% face 3 m or deeper flooding. About 12% are in tsunami zones along the Sea of Japan coast. Earthquake risk on the national model is moderate (about 12% for 6-lower shaking in 30 years), but the 2004 and 2007 Chuetsu earthquakes are a reminder that local faults matter.
Living in Niigata: people, homes and risks
- Population 2025
- 2,068,476
- -6.0% since 2020
- Japan: -2.5%
- Net moves in 2025
- -6,379
- -3.08 per 1,000 residents
- Vacant homes (2023)
- 15.3%
- 7.6% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥49k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 11.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥28k/m²
- -0.5% in a year · -2.6% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 64.2%
- of 411 benchmark sites in a worst-case flood zone (10.2% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 12.2%
- of 411 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 2.7%
- of 411 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.
- Central Niigata · 153 ha · designated 2021
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 Niigata
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
¥3.9M
¥130k/m²
- Minamisasaguchi, Chuo Ward, Niigata City
- Niigata · 8 min walk
- 1DK · 30 m²
- Built 1981 (44 yrs) · SRC
¥15.0M
¥231k/m²
- Minamidekijima, Chuo Ward, Niigata City
- Sekiya(Niigata) · 24 min walk
- 2LDK · 65 m²
- Built 2001 (25 yrs) · RC
¥29.0M
¥644k/m²
- Bandai, Chuo Ward, Niigata City
- Niigata · 14 min walk
- 1LDK · 45 m²
- Built 2009 (17 yrs) · RC
House
¥3.0M
¥20k/m²
- Nishikandamachi, Nagaoka City
- Nagaoka · 21 min walk
- Land 85 m² · floor 150 m²
- Built 1979 (47 yrs) · Steel
¥12.0M
¥171k/m²
- Koyo, Higashi Ward, Niigata City
- Niigata
- Land 110 m² · floor 70 m²
- Built 2015 (11 yrs) · Wood
¥26.0M
¥236k/m²
- Nemuroshimmachi, Higashi Ward, Niigata City
- Niigata
- Land 165 m² · floor 110 m²
- Built 2026 (0 yrs)
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | – | – |
| 2007 | ¥8.0M | ¥15.0M |
| 2008 | ¥9.5M | ¥14.0M |
| 2009 | ¥9.5M | ¥12.0M |
| 2010 | ¥12.0M | ¥13.0M |
| 2011 | ¥9.8M | ¥13.0M |
| 2012 | ¥9.8M | ¥12.0M |
| 2013 | ¥9.8M | ¥12.0M |
| 2014 | ¥9.6M | ¥12.0M |
| 2015 | ¥9.7M | ¥12.0M |
| 2016 | ¥9.6M | ¥13.0M |
| 2017 | ¥8.0M | ¥14.0M |
| 2018 | ¥13.0M | ¥14.0M |
| 2019 | ¥10.0M | ¥14.0M |
| 2020 | ¥10.0M | ¥13.5M |
| 2021 | ¥10.0M | ¥12.0M |
| 2022 | ¥13.0M | ¥12.0M |
| 2023 | ¥14.0M | ¥11.0M |
| 2024 | ¥12.0M | ¥10.5M |
| 2025 | ¥16.0M | ¥12.0M |
| 2026 (partial) | ¥15.5M | ¥12.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | – | – | ¥50k/m² |
| 2007 | ¥165k/m² | ¥108k/m² | ¥35k/m² |
| 2008 | ¥156k/m² | ¥97k/m² | ¥33k/m² |
| 2009 | ¥148k/m² | ¥87k/m² | ¥30k/m² |
| 2010 | ¥168k/m² | ¥91k/m² | ¥32k/m² |
| 2011 | ¥158k/m² | ¥89k/m² | ¥30k/m² |
| 2012 | ¥155k/m² | ¥76k/m² | ¥28k/m² |
| 2013 | ¥155k/m² | ¥82k/m² | ¥28k/m² |
| 2014 | ¥167k/m² | ¥81k/m² | ¥27k/m² |
| 2015 | ¥169k/m² | ¥81k/m² | ¥27k/m² |
| 2016 | ¥167k/m² | ¥87k/m² | ¥27k/m² |
| 2017 | ¥160k/m² | ¥90k/m² | ¥27k/m² |
| 2018 | ¥185k/m² | ¥88k/m² | ¥29k/m² |
| 2019 | ¥167k/m² | ¥89k/m² | ¥28k/m² |
| 2020 | ¥187k/m² | ¥90k/m² | ¥26k/m² |
| 2021 | ¥175k/m² | ¥82k/m² | ¥26k/m² |
| 2022 | ¥205k/m² | ¥76k/m² | ¥27k/m² |
| 2023 | ¥210k/m² | ¥70k/m² | ¥25k/m² |
| 2024 | ¥200k/m² | ¥67k/m² | ¥26k/m² |
| 2025 | ¥238k/m² | ¥77k/m² | ¥28k/m² |
| 2026 (partial) | ¥252k/m² | ¥69k/m² | ¥30k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥573k/m² | ¥271k/m² |
| 1 | – | ¥267k/m² |
| 2 | – | ¥282k/m² |
| 3 | ¥543k/m² | ¥247k/m² |
| 4 | ¥485k/m² | ¥232k/m² |
| 5 | – | ¥209k/m² |
| 6 | ¥469k/m² | ¥211k/m² |
| 7 | – | ¥200k/m² |
| 8 | – | ¥200k/m² |
| 9 | – | ¥200k/m² |
| 10 | – | ¥180k/m² |
| 11 | – | ¥153k/m² |
| 12 | – | ¥141k/m² |
| 13 | ¥343k/m² | ¥147k/m² |
| 14 | ¥367k/m² | ¥133k/m² |
| 15 | ¥370k/m² | ¥120k/m² |
| 16 | ¥333k/m² | ¥108k/m² |
| 17 | ¥340k/m² | ¥139k/m² |
| 18 | ¥325k/m² | ¥136k/m² |
| 19 | ¥291k/m² | ¥143k/m² |
| 20 | ¥267k/m² | ¥112k/m² |
| 21 | ¥273k/m² | ¥115k/m² |
| 22 | ¥271k/m² | ¥100k/m² |
| 23 | ¥240k/m² | ¥81k/m² |
| 24 | ¥237k/m² | ¥98k/m² |
| 25 | ¥221k/m² | ¥79k/m² |
| 26 | ¥238k/m² | ¥75k/m² |
| 27 | ¥229k/m² | ¥72k/m² |
| 28 | ¥237k/m² | ¥74k/m² |
| 29 | ¥173k/m² | ¥66k/m² |
| 30 | ¥145k/m² | ¥68k/m² |
| 31 | ¥142k/m² | ¥67k/m² |
| 32 | ¥131k/m² | ¥60k/m² |
| 33 | ¥141k/m² | ¥61k/m² |
| 34 | ¥154k/m² | ¥54k/m² |
| 35 | ¥162k/m² | ¥57k/m² |
| 36 | ¥137k/m² | ¥47k/m² |
| 37 | ¥147k/m² | ¥61k/m² |
| 38 | – | ¥41k/m² |
| 39 | ¥116k/m² | ¥52k/m² |
| 40 | ¥135k/m² | ¥38k/m² |
| 41 | ¥107k/m² | ¥52k/m² |
| 42 | ¥114k/m² | ¥42k/m² |
| 43 | ¥98k/m² | ¥38k/m² |
| 44 | ¥127k/m² | ¥35k/m² |
| 45 | ¥107k/m² | ¥34k/m² |
| 46 | ¥65k/m² | ¥32k/m² |
| 47 | ¥78k/m² | ¥34k/m² |
| 48 | – | ¥37k/m² |
| 49 | – | ¥30k/m² |
| 50 | ¥40k/m² | ¥21k/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 |
|---|---|---|---|
| 2007 | ¥68k/m² | ¥167k/m² | – |
| 2008 | – | ¥150k/m² | ¥300k/m² |
| 2009 | ¥80k/m² | ¥133k/m² | ¥329k/m² |
| 2010 | ¥83k/m² | ¥140k/m² | ¥308k/m² |
| 2011 | ¥63k/m² | ¥135k/m² | ¥286k/m² |
| 2012 | ¥58k/m² | ¥143k/m² | ¥268k/m² |
| 2013 | ¥66k/m² | ¥143k/m² | ¥262k/m² |
| 2014 | ¥77k/m² | ¥158k/m² | ¥273k/m² |
| 2015 | ¥78k/m² | ¥149k/m² | ¥277k/m² |
| 2016 | ¥76k/m² | ¥150k/m² | ¥300k/m² |
| 2017 | ¥81k/m² | ¥155k/m² | ¥329k/m² |
| 2018 | ¥85k/m² | ¥160k/m² | ¥310k/m² |
| 2019 | ¥100k/m² | ¥150k/m² | ¥320k/m² |
| 2020 | ¥67k/m² | ¥181k/m² | ¥317k/m² |
| 2021 | ¥75k/m² | ¥157k/m² | ¥313k/m² |
| 2022 | ¥86k/m² | ¥158k/m² | ¥304k/m² |
| 2023 | ¥70k/m² | ¥156k/m² | ¥322k/m² |
| 2024 | ¥33k/m² | ¥150k/m² | ¥333k/m² |
| 2025 | ¥60k/m² | ¥180k/m² | ¥324k/m² |
| 2026 (partial) | – | ¥150k/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 |
|---|---|---|---|---|
| 2007 | ¥75k/m² | ¥93k/m² | ¥226k/m² | – |
| 2008 | ¥70k/m² | ¥91k/m² | ¥210k/m² | – |
| 2009 | ¥60k/m² | ¥85k/m² | ¥200k/m² | – |
| 2010 | ¥60k/m² | ¥91k/m² | ¥200k/m² | ¥222k/m² |
| 2011 | ¥56k/m² | ¥83k/m² | ¥171k/m² | ¥218k/m² |
| 2012 | ¥52k/m² | ¥78k/m² | ¥149k/m² | ¥217k/m² |
| 2013 | ¥57k/m² | ¥77k/m² | ¥156k/m² | ¥226k/m² |
| 2014 | ¥54k/m² | ¥82k/m² | ¥143k/m² | ¥227k/m² |
| 2015 | ¥46k/m² | ¥80k/m² | ¥139k/m² | ¥233k/m² |
| 2016 | ¥47k/m² | ¥81k/m² | ¥145k/m² | ¥229k/m² |
| 2017 | ¥53k/m² | ¥68k/m² | ¥144k/m² | ¥240k/m² |
| 2018 | ¥40k/m² | ¥78k/m² | ¥144k/m² | ¥233k/m² |
| 2019 | ¥44k/m² | ¥75k/m² | ¥116k/m² | ¥232k/m² |
| 2020 | ¥33k/m² | ¥69k/m² | ¥122k/m² | ¥225k/m² |
| 2021 | ¥36k/m² | ¥61k/m² | ¥115k/m² | ¥230k/m² |
| 2022 | ¥31k/m² | ¥63k/m² | ¥125k/m² | ¥200k/m² |
| 2023 | ¥32k/m² | ¥62k/m² | ¥136k/m² | ¥190k/m² |
| 2024 | ¥31k/m² | ¥57k/m² | ¥124k/m² | ¥191k/m² |
| 2025 | ¥32k/m² | ¥64k/m² | ¥121k/m² | ¥192k/m² |
| 2026 (partial) | ¥31k/m² | ¥60k/m² | ¥116k/m² | ¥208k/m² |
Prices by area in Niigata
Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).
| Area | Condo price per m² | Median used condo price | Median house price (land + building) | Residential land per m² (sales) | Condo 5-yr change |
|---|---|---|---|---|---|
| Chuo Ward, Niigata City | ¥254k/m² | ¥16.0M | ¥21.0M | ¥100k/m² | +27.1% |
| Nagaoka City | ¥236k/m² | ¥14.0M | ¥15.0M | ¥37k/m² | +68.8% |
| Higashi Ward, Niigata City | – | – | ¥22.0M | ¥66k/m² | – |
| Akiha Ward, Niigata City | – | – | ¥15.0M | ¥44k/m² | – |
| Konan Ward, Niigata City | – | – | ¥19.5M | ¥36k/m² | – |
| Nishi Ward, Niigata City | – | – | ¥15.0M | ¥44k/m² | – |
| Kita Ward, Niigata City | – | – | ¥12.0M | ¥25k/m² | – |
| Shibata City | – | – | ¥11.0M | ¥33k/m² | – |
| Joetsu City | – | – | ¥11.0M | ¥11k/m² | – |
| Mitsuke City | – | – | ¥12.0M | ¥22k/m² | – |
| Nishikan Ward, Niigata City | – | – | ¥8.6M | ¥21k/m² | – |
| Tsubame City | – | – | ¥10.5M | ¥26k/m² | – |
| Minami Ward, Niigata City | – | – | ¥9.8M | ¥11k/m² | – |
| Sanjo City | – | – | ¥7.0M | ¥24k/m² | – |
| Gosen City | – | – | ¥6.3M | ¥12k/m² | – |
| Ojiya City | – | – | ¥9.8M | ¥14k/m² | – |
| Kashiwazaki City | – | – | ¥5.0M | ¥18k/m² | – |
| Minamiuonuma City | – | – | ¥7.9M | ¥12k/m² | – |
| Murakami City | – | – | ¥4.7M | ¥9k/m² | – |
| Myoko City | – | – | ¥7.5M | ¥7k/m² | – |
| Agano City | – | – | ¥3.6M | ¥11k/m² | – |
| Itoigawa City | – | – | ¥3.3M | ¥17k/m² | – |
| Sado City | – | – | ¥3.0M | ¥7k/m² | – |
| Uonuma City | – | – | ¥3.0M | ¥12k/m² | – |
| Tokamachi City | – | – | ¥3.5M | ¥8k/m² | – |
| Tainai City | – | – | – | ¥12k/m² | – |
Prices near train stations in Niigata
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 |
|---|---|---|---|---|---|
| Niigata (新潟) | ¥14.0M | ¥238k/m² | ¥22.0M | 19 | 1239 |
| Nagaoka (長岡) | ¥19.0M | ¥278k/m² | ¥15.0M | 13 | 480 |
| Shibata(Niigata) (新発田) | – | – | ¥12.0M | 19 | 213 |
| Kobari (小針) | ¥15.0M | ¥217k/m² | ¥17.0M | 14 | 196 |
| Takada(Niigata) (高田(新潟)) | – | – | ¥9.9M | 19 | 176 |
| Kameda (亀田) | – | – | ¥20.0M | 19 | 172 |
| Terao (寺尾) | – | – | ¥12.0M | 15 | 150 |
| Mitsuke (見附) | – | – | ¥9.3M | 19 | 124 |
| Niitsu (新津) | – | – | ¥11.0M | 12 | 117 |
| Murakami(Niigata) (村上(新潟)) | – | – | ¥4.3M | 15 | 97 |
| Gosen (五泉) | – | – | ¥4.8M | 11 | 92 |
| Naoetsu (直江津) | – | – | ¥12.5M | 19 | 91 |
| Hakusan(Niigata) (白山(新潟)) | ¥9.1M | ¥165k/m² | ¥12.0M | 11 | 89 |
| Niizaki (新崎) | – | – | ¥11.0M | 11 | 80 |
| Toyosaka (豊栄) | – | – | ¥12.5M | 13 | 80 |
Used condo prices by layout in Niigata
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥20.0M | 70 m² | 257 |
| 2LDK | ¥17.0M | 60 m² | 149 |
| 1K | ¥2.1M | 20 m² | 74 |
| 4LDK | ¥22.0M | 85 m² | 57 |
| 1LDK | ¥14.0M | 45 m² | 41 |
| 1DK | ¥3.5M | 30 m² | 41 |
| 2DK | ¥5.7M | 45 m² | 38 |
How much does an apartment cost in Niigata?
The median used condo (mansion) in Niigata sold for ¥16.0M in 2025, about ¥238k/m², based on 271 recorded sales.
How much does a house cost in Niigata?
The median house sale, including the land, was ¥12.0M in 2025 across 1993 sales.
Are property prices in Niigata going up?
Over the five years to 2025, condo prices per m² changed +27.2% and residential land prices changed +7.7%.
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.