Saga Housing Market 2025: Rising Land, Low Earthquake Risk
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥18.0M
- ¥225k/m²
- Median house price (land + building)
- ¥17.0M
- -2.7% vs 2024
- Residential land per m² (sales)
- ¥24k/m²
- +14.3% over 5 years
- Transactions in 2025
- 1,293
- #35 of 47 areas in Japan by price per m²
Land is rising
On the government's fixed benchmark sites, Saga's residential land rose 2.8% in the past year and about 10% over five years, and it is only 16% below its 1991 level. The biggest residential rises were in Kiyama (about 6%) and Saga City (about 4%), with Tosu close behind; Kiyama and Tosu are commuter and logistics towns on the Fukuoka border, where demand from Fukuoka spills over.
Condos are slowing
Condo prices per m² rose only about 1.1% a year over the last five years, and Saga City's are roughly flat. Condo sales are few and transactions overall fell about 18% in three years.
Population
Saga's population fell 3.7% between 2020 and 2025, but households grew 2.2%. 7.7% of homes are abandoned.
Low earthquake risk, flood-prone plain
Saga has one of the lowest earthquake probabilities in Japan (about 5% for 6-lower shaking in 30 years). Its main hazard is flooding on the very flat Saga Plain: about 57% of benchmark sites are in a worst-case flood zone, and the area flooded badly in 2019 and 2021, though few sites face deep flooding.
Living in Saga: people, homes and risks
- Population 2025
- 781,214
- -3.7% since 2020
- Japan: -2.5%
- Net moves in 2025
- -1,151
- -1.47 per 1,000 residents
- Vacant homes (2023)
- 14.5%
- 7.7% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥47k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 5.1%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥31k/m²
- +2.8% in a year · +9.9% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 56.9%
- of 130 benchmark sites in a worst-case flood zone (2.3% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 3.1%
- of 130 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 0.8%
- of 130 benchmark sites in a landslide warning area
- Japan: 2.6%
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 Saga
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
¥9.2M
¥142k/m²
- Otakara, Saga City
- Saga · 16 min walk
- 3LDK · 65 m²
- Built 1991 (34 yrs)
¥18.0M
¥212k/m²
- Kononishi, Saga City
- Saga · 16 min walk
- 4LDK · 85 m²
- Built 1998 (27 yrs)
¥29.0M
¥414k/m²
- Nakanokoji, Saga City
- Saga · 21 min walk
- 3LDK · 70 m²
- Built 2019 (7 yrs) · RC
House
¥5.0M
¥34k/m²
- Yobukochoyobuko, Karatsu City
- Nishi Karatsu
- Land 230 m² · floor 145 m²
- Built 1988 (38 yrs) · Wood
¥18.0M
¥189k/m²
- Hikari, Saga City
- Saga
- Land 125 m² · floor 95 m²
- Built 2025 (1 yrs) · Wood
¥33.0M
¥388k/m²
- Otakara, Saga City
- Saga · 24 min walk
- Land 145 m² · floor 85 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥15.0M | ¥13.0M |
| 2008 | ¥11.0M | ¥13.0M |
| 2009 | ¥13.0M | ¥11.5M |
| 2010 | ¥8.6M | ¥12.0M |
| 2011 | ¥13.0M | ¥11.0M |
| 2012 | ¥11.0M | ¥13.0M |
| 2013 | ¥12.0M | ¥12.0M |
| 2014 | ¥11.0M | ¥13.0M |
| 2015 | ¥12.0M | ¥13.0M |
| 2016 | ¥13.0M | ¥14.0M |
| 2017 | ¥11.0M | ¥14.0M |
| 2018 | ¥13.0M | ¥15.0M |
| 2019 | ¥14.0M | ¥15.0M |
| 2020 | ¥17.0M | ¥15.5M |
| 2021 | ¥15.0M | ¥16.0M |
| 2022 | ¥12.0M | ¥16.0M |
| 2023 | ¥17.0M | ¥16.0M |
| 2024 | ¥15.0M | ¥15.0M |
| 2025 | ¥18.0M | ¥17.0M |
| 2026 (partial) | – | ¥17.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥175k/m² | ¥94k/m² | ¥27k/m² |
| 2008 | ¥152k/m² | ¥95k/m² | ¥25k/m² |
| 2009 | ¥163k/m² | ¥88k/m² | ¥24k/m² |
| 2010 | ¥119k/m² | ¥87k/m² | ¥21k/m² |
| 2011 | ¥165k/m² | ¥87k/m² | ¥23k/m² |
| 2012 | ¥157k/m² | ¥96k/m² | ¥20k/m² |
| 2013 | ¥160k/m² | ¥93k/m² | ¥21k/m² |
| 2014 | ¥165k/m² | ¥95k/m² | ¥21k/m² |
| 2015 | ¥176k/m² | ¥97k/m² | ¥21k/m² |
| 2016 | ¥180k/m² | ¥94k/m² | ¥19k/m² |
| 2017 | ¥165k/m² | ¥101k/m² | ¥21k/m² |
| 2018 | ¥173k/m² | ¥106k/m² | ¥19k/m² |
| 2019 | ¥188k/m² | ¥105k/m² | ¥22k/m² |
| 2020 | ¥214k/m² | ¥118k/m² | ¥21k/m² |
| 2021 | ¥211k/m² | ¥117k/m² | ¥19k/m² |
| 2022 | ¥176k/m² | ¥122k/m² | ¥21k/m² |
| 2023 | ¥225k/m² | ¥113k/m² | ¥22k/m² |
| 2024 | ¥200k/m² | ¥121k/m² | ¥24k/m² |
| 2025 | ¥225k/m² | ¥118k/m² | ¥24k/m² |
| 2026 (partial) | – | ¥125k/m² | ¥28k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥252k/m² |
| 1 | – | ¥248k/m² |
| 2 | – | ¥308k/m² |
| 3 | – | ¥236k/m² |
| 4 | – | ¥250k/m² |
| 5 | – | ¥215k/m² |
| 6 | – | ¥225k/m² |
| 7 | – | ¥230k/m² |
| 8 | – | ¥185k/m² |
| 9 | – | ¥200k/m² |
| 10 | – | ¥196k/m² |
| 11 | – | ¥198k/m² |
| 12 | – | ¥192k/m² |
| 13 | – | ¥138k/m² |
| 14 | – | ¥163k/m² |
| 15 | – | ¥161k/m² |
| 16 | ¥264k/m² | ¥141k/m² |
| 17 | – | ¥142k/m² |
| 18 | ¥257k/m² | ¥130k/m² |
| 19 | – | ¥133k/m² |
| 20 | – | ¥136k/m² |
| 21 | ¥187k/m² | ¥117k/m² |
| 22 | – | ¥96k/m² |
| 23 | ¥168k/m² | ¥90k/m² |
| 24 | ¥207k/m² | ¥100k/m² |
| 25 | ¥185k/m² | ¥108k/m² |
| 26 | – | ¥100k/m² |
| 27 | – | ¥76k/m² |
| 28 | – | ¥87k/m² |
| 29 | – | ¥78k/m² |
| 30 | – | ¥104k/m² |
| 31 | – | ¥83k/m² |
| 32 | – | ¥82k/m² |
| 33 | ¥147k/m² | ¥82k/m² |
| 34 | ¥119k/m² | ¥73k/m² |
| 35 | – | ¥78k/m² |
| 36 | – | ¥68k/m² |
| 37 | – | ¥74k/m² |
| 38 | – | ¥79k/m² |
| 39 | – | ¥55k/m² |
| 40 | – | ¥71k/m² |
| 41 | – | ¥72k/m² |
| 42 | – | ¥62k/m² |
| 43 | – | ¥48k/m² |
| 44 | – | ¥52k/m² |
| 45 | – | ¥53k/m² |
| 46 | – | ¥58k/m² |
| 47 | – | ¥47k/m² |
| 48 | – | ¥59k/m² |
| 49 | – | ¥58k/m² |
| 50 | – | ¥49k/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 |
|---|---|---|
| 2008 | ¥133k/m² | – |
| 2009 | ¥125k/m² | – |
| 2010 | ¥113k/m² | – |
| 2011 | ¥157k/m² | – |
| 2012 | ¥120k/m² | – |
| 2013 | ¥138k/m² | ¥212k/m² |
| 2014 | ¥126k/m² | – |
| 2015 | ¥156k/m² | – |
| 2016 | ¥145k/m² | ¥235k/m² |
| 2017 | ¥143k/m² | – |
| 2018 | ¥140k/m² | – |
| 2019 | ¥128k/m² | – |
| 2020 | – | ¥221k/m² |
| 2021 | ¥163k/m² | – |
| 2022 | ¥144k/m² | – |
| 2023 | ¥156k/m² | – |
| 2024 | ¥167k/m² | – |
| 2025 | ¥158k/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 | ¥59k/m² | ¥97k/m² | ¥237k/m² | – |
| 2008 | ¥65k/m² | ¥96k/m² | ¥224k/m² | – |
| 2009 | ¥61k/m² | ¥89k/m² | ¥212k/m² | – |
| 2010 | ¥53k/m² | ¥83k/m² | ¥208k/m² | – |
| 2011 | ¥69k/m² | ¥75k/m² | ¥154k/m² | ¥224k/m² |
| 2012 | ¥65k/m² | ¥85k/m² | ¥160k/m² | ¥230k/m² |
| 2013 | ¥69k/m² | ¥80k/m² | ¥139k/m² | ¥211k/m² |
| 2014 | ¥65k/m² | ¥94k/m² | ¥145k/m² | ¥200k/m² |
| 2015 | ¥58k/m² | ¥95k/m² | ¥153k/m² | ¥209k/m² |
| 2016 | ¥54k/m² | ¥89k/m² | ¥165k/m² | ¥213k/m² |
| 2017 | ¥67k/m² | ¥83k/m² | ¥136k/m² | ¥238k/m² |
| 2018 | ¥50k/m² | ¥83k/m² | ¥135k/m² | ¥225k/m² |
| 2019 | ¥64k/m² | ¥80k/m² | ¥149k/m² | ¥221k/m² |
| 2020 | ¥63k/m² | ¥77k/m² | ¥133k/m² | ¥233k/m² |
| 2021 | ¥60k/m² | ¥80k/m² | ¥140k/m² | ¥236k/m² |
| 2022 | ¥51k/m² | ¥84k/m² | ¥142k/m² | ¥221k/m² |
| 2023 | ¥51k/m² | ¥80k/m² | ¥130k/m² | ¥197k/m² |
| 2024 | ¥51k/m² | ¥85k/m² | ¥129k/m² | ¥220k/m² |
| 2025 | ¥57k/m² | ¥80k/m² | ¥152k/m² | ¥191k/m² |
| 2026 (partial) | ¥55k/m² | ¥91k/m² | – | – |
Prices by area in Saga
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 |
|---|---|---|---|---|---|
| Saga City | ¥219k/m² | ¥18.0M | ¥20.0M | ¥33k/m² | +2.6% |
| Kiyama Town, Miyaki County | – | – | ¥25.0M | – | – |
| Tosu City | – | – | ¥25.0M | ¥48k/m² | – |
| Takeo City | – | – | ¥22.0M | ¥39k/m² | – |
| Karatsu City | – | – | ¥16.0M | ¥23k/m² | – |
| Miyaki Town, Miyaki County | – | – | ¥11.0M | ¥15k/m² | – |
| Imari City | – | – | ¥9.5M | ¥21k/m² | – |
| Ogi City | – | – | ¥13.0M | ¥21k/m² | – |
| Ureshino City | – | – | – | ¥11k/m² | – |
| Kanzaki City | – | – | – | ¥17k/m² | – |
| Yoshinogari Town, Kanzaki County | – | – | – | ¥8k/m² | – |
Prices near train stations in Saga
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 |
|---|---|---|---|---|---|
| Saga (佐賀) | ¥16.5M | ¥220k/m² | ¥18.0M | 19 | 652 |
| Tosu (鳥栖) | – | – | ¥23.0M | 18 | 109 |
| Karatsu (唐津) | ¥18.0M | ¥238k/m² | ¥20.0M | 12 | 97 |
| Ogi(Saga/JR) (小城) | – | – | ¥14.5M | 18 | 76 |
| Yoshinogarikoen (吉野ケ里公園) | – | – | ¥22.0M | 24 | 73 |
| Takeo Onsen (武雄温泉) | – | – | ¥23.0M | 15 | 67 |
| Nakabaru (中原) | – | – | ¥18.5M | 12 | 66 |
| Nishi Karatsu (西唐津) | – | – | ¥5.5M | 13 | 54 |
| Imari (伊万里) | – | – | ¥12.5M | 18 | 54 |
| Kiyama(Saga) (基山) | – | – | ¥27.5M | 14 | 50 |
| Ureshino Onsen (嬉野温泉) | – | – | ¥5.0M | 20 | 40 |
| Hizen Kashima (肥前鹿島) | – | – | ¥7.0M | 14 | 40 |
| Kanzaki(Saga) (神埼) | – | – | ¥18.0M | 18 | 39 |
| Higashi Karatsu (東唐津) | – | – | ¥17.5M | 20 | 38 |
| Tashiro (田代) | – | – | ¥28.0M | 12 | 37 |
Used condo prices by layout in Saga
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥18.0M | 70 m² | 82 |
| 4LDK | ¥17.0M | 90 m² | 45 |
| 2LDK | ¥15.5M | 70 m² | 20 |
How much does an apartment cost in Saga?
The median used condo (mansion) in Saga sold for ¥18.0M in 2025, about ¥225k/m², based on 60 recorded sales.
How much does a house cost in Saga?
The median house sale, including the land, was ¥17.0M in 2025 across 608 sales.
Are property prices in Saga going up?
Over the five years to 2025, condo prices per m² changed +5.0% and residential land prices changed +14.3%.
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.