Kawagoe City Housing Market Report 2025
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥18.0M
- ¥305k/m²
- Median house price (land + building)
- ¥30.0M
- -7.9% vs 2024
- Residential land per m² (sales)
- ¥92k/m²
- +27.8% over 5 years
- Transactions in 2025
- 788
- #22 of 61 areas in Saitama by price per m²
What the data says
Price growth is speeding up
Condo values per m² have risen about 4.8% a year over the past five years, faster than the 3% a year of the five years before. Buyers waiting for a dip have so far been paying more each year, and that has not yet changed.
Moving with Saitama
Per m², condos here are 26% below the Saitama average. That position has barely changed in ten years, so it moves with the wider market.
Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 81% more per m² than those 11–15 minutes away. If budget is tight, a longer walk is the quickest way to cut the price.
A family market
64% of recent condo sales have three or more bedrooms. Demand comes mainly from owner-occupier families, which tends to make prices steadier but rental yields lower.
What a typical purchase costs
Half of all condo sales last year were between ¥11.0M and ¥30.8M. Listings outside that range are either unusual properties or worth a closer look.
A stable population
The population was roughly stable between 2020 and 2025 (−0.8% for the wider area). More people moved in than out in 2025, a net gain of about 4 per 1,000 residents, so demand for homes is being topped up by newcomers.
Typical vacancy
9.2% of homes were empty in 2023 (9.3% for the wider area), and 5.1% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.
Buying vs renting
A median used condo costs about 24.7 years of the area's median rent (¥61k a month), compared with 33.5 years for the wider area. That is a middle-of-the-road ratio for Japan. Rents here cover all rented homes, so treat this as a rough guide.
Moderate earthquake risk
The government's seismic model gives a 45% chance of shaking of intensity 6-lower or stronger in the next 30 years (52% for the wider area). Post-1981 buildings are designed for this level of shaking, but check ground conditions and insurance.
Official land prices are edging up
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed +2% in the year to January 2026 and +10% over five years. They are still 51% below their 1991 bubble-era level. Because these sites don't change, this is the cleanest measure of land value trends.
Some flood or landslide exposure
Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 33% are inside the worst-case flood zone (5% with expected depths of 3 m or more). Most worst-case flood zones are shallow (under 0.5 m) at the edges, so depth matters as much as the share. Check the hazard map for any specific address before buying.
Living in Kawagoe City: people, homes and risks
- Population 2025
- 354,793
- +0.1% since 2020
- Saitama: -0.8%
- Net moves in 2025
- +1,418
- +4 per 1,000 residents
- Saitama: +3.08
- Vacant homes (2023)
- 9.2%
- 5.1% empty and not for rent or sale
- Saitama: 9.3%
- Median rent (2023)
- ¥61k
- per month, all rented homes
- Saitama: ¥62k
- Strong earthquake risk
- 45.4%
- chance of shaking of intensity 6-lower or more within 30 years
- Saitama: 52.1%
- Official land price 2026
- ¥145k/m²
- +2.1% in a year · +9.9% in 5 years
- Saitama: ¥122k/m²
- Flood exposure
- 33.3%
- of 60 benchmark sites in a worst-case flood zone (5.0% 3 m or deeper)
- Saitama: 45.4%
- Landslide exposure
- 0.0%
- of 60 benchmark sites in a landslide warning area
- Saitama: 0.2%
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 Kawagoe 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
¥9.0M
¥150k/m²
- Minamiotsuka
- Minami Otsuka · 9 min walk
- 2LDK · 60 m²
- Built 1994 (31 yrs) · SRC
¥17.0M
¥567k/m²
- Matsuecho
- Hon Kawagoe · 12 min walk
- 1DK · 30 m²
- Built 1992 (34 yrs) · SRC
¥37.0M
¥529k/m²
- Minamidai
- Minami Otsuka · 3 min walk
- 3LDK · 70 m²
- Built 2019 (6 yrs) · RC
House
¥15.0M
¥176k/m²
- Asahicho
- Kawagoe · 20 min walk
- Land 100 m² · floor 85 m²
- Built 1986 (40 yrs) · Wood
¥30.0M
¥316k/m²
- Imanari
- Kawagoeshi · 18 min walk
- Land 120 m² · floor 95 m²
- Built 2025 (1 yrs) · Wood
¥49.0M
¥490k/m²
- Kaminodamachi
- Kawagoeshi · 13 min walk
- Land 170 m² · floor 100 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥10.0M | ¥27.0M |
| 2008 | ¥12.0M | ¥27.0M |
| 2009 | ¥11.0M | ¥25.0M |
| 2010 | ¥13.0M | ¥25.0M |
| 2011 | ¥12.5M | ¥23.0M |
| 2012 | ¥11.0M | ¥23.0M |
| 2013 | ¥11.0M | ¥24.0M |
| 2014 | ¥13.0M | ¥25.5M |
| 2015 | ¥10.0M | ¥25.0M |
| 2016 | ¥12.0M | ¥27.0M |
| 2017 | ¥12.0M | ¥26.0M |
| 2018 | ¥14.0M | ¥26.0M |
| 2019 | ¥13.0M | ¥26.0M |
| 2020 | ¥15.0M | ¥26.0M |
| 2021 | ¥14.0M | ¥29.0M |
| 2022 | ¥18.0M | ¥31.0M |
| 2023 | ¥16.0M | ¥32.0M |
| 2024 | ¥16.0M | ¥32.5M |
| 2025 | ¥18.0M | ¥30.0M |
| 2026 (partial) | ¥17.0M | ¥34.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥185k/m² | ¥250k/m² | ¥89k/m² |
| 2008 | ¥200k/m² | ¥264k/m² | ¥98k/m² |
| 2009 | ¥180k/m² | ¥243k/m² | ¥99k/m² |
| 2010 | ¥200k/m² | ¥242k/m² | ¥83k/m² |
| 2011 | ¥200k/m² | ¥218k/m² | ¥73k/m² |
| 2012 | ¥183k/m² | ¥220k/m² | ¥72k/m² |
| 2013 | ¥191k/m² | ¥227k/m² | ¥99k/m² |
| 2014 | ¥218k/m² | ¥230k/m² | ¥86k/m² |
| 2015 | ¥185k/m² | ¥241k/m² | ¥91k/m² |
| 2016 | ¥220k/m² | ¥257k/m² | ¥88k/m² |
| 2017 | ¥214k/m² | ¥250k/m² | ¥96k/m² |
| 2018 | ¥240k/m² | ¥248k/m² | ¥95k/m² |
| 2019 | ¥215k/m² | ¥240k/m² | ¥100k/m² |
| 2020 | ¥252k/m² | ¥250k/m² | ¥72k/m² |
| 2021 | ¥240k/m² | ¥284k/m² | ¥85k/m² |
| 2022 | ¥295k/m² | ¥295k/m² | ¥95k/m² |
| 2023 | ¥284k/m² | ¥305k/m² | ¥85k/m² |
| 2024 | ¥287k/m² | ¥304k/m² | ¥79k/m² |
| 2025 | ¥305k/m² | ¥280k/m² | ¥92k/m² |
| 2026 (partial) | ¥306k/m² | ¥290k/m² | ¥130k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥365k/m² |
| 1 | – | ¥333k/m² |
| 2 | – | ¥328k/m² |
| 4 | – | ¥337k/m² |
| 5 | – | ¥280k/m² |
| 6 | – | ¥312k/m² |
| 7 | – | ¥278k/m² |
| 8 | – | ¥284k/m² |
| 9 | – | ¥241k/m² |
| 10 | – | ¥250k/m² |
| 11 | – | ¥216k/m² |
| 12 | ¥467k/m² | ¥300k/m² |
| 13 | ¥500k/m² | ¥226k/m² |
| 14 | ¥483k/m² | ¥220k/m² |
| 15 | – | ¥223k/m² |
| 16 | ¥429k/m² | ¥236k/m² |
| 17 | ¥386k/m² | ¥241k/m² |
| 18 | ¥403k/m² | ¥244k/m² |
| 19 | ¥350k/m² | ¥229k/m² |
| 20 | ¥400k/m² | ¥189k/m² |
| 21 | ¥388k/m² | ¥246k/m² |
| 22 | ¥452k/m² | ¥211k/m² |
| 23 | ¥431k/m² | ¥186k/m² |
| 24 | ¥387k/m² | ¥194k/m² |
| 25 | ¥285k/m² | ¥152k/m² |
| 26 | ¥364k/m² | ¥160k/m² |
| 27 | ¥333k/m² | ¥207k/m² |
| 28 | ¥255k/m² | ¥180k/m² |
| 29 | ¥277k/m² | ¥200k/m² |
| 30 | ¥236k/m² | ¥189k/m² |
| 31 | ¥267k/m² | ¥176k/m² |
| 32 | ¥267k/m² | ¥154k/m² |
| 33 | ¥262k/m² | ¥177k/m² |
| 34 | ¥215k/m² | ¥165k/m² |
| 35 | ¥225k/m² | ¥153k/m² |
| 36 | ¥180k/m² | ¥152k/m² |
| 37 | ¥152k/m² | ¥131k/m² |
| 38 | ¥225k/m² | ¥146k/m² |
| 39 | ¥115k/m² | ¥142k/m² |
| 40 | ¥138k/m² | ¥114k/m² |
| 41 | ¥130k/m² | ¥137k/m² |
| 42 | ¥160k/m² | – |
| 43 | ¥215k/m² | ¥105k/m² |
| 44 | – | ¥116k/m² |
| 45 | – | ¥155k/m² |
| 46 | – | ¥110k/m² |
| 47 | – | ¥100k/m² |
| 48 | – | ¥138k/m² |
| 49 | – | ¥100k/m² |
| 50 | – | ¥108k/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 |
|---|---|---|
| 2007 | ¥182k/m² | – |
| 2008 | ¥185k/m² | ¥450k/m² |
| 2009 | ¥147k/m² | ¥400k/m² |
| 2010 | ¥169k/m² | ¥386k/m² |
| 2011 | ¥162k/m² | ¥400k/m² |
| 2012 | ¥148k/m² | ¥345k/m² |
| 2013 | ¥163k/m² | ¥346k/m² |
| 2014 | ¥168k/m² | ¥331k/m² |
| 2015 | ¥163k/m² | ¥326k/m² |
| 2016 | ¥187k/m² | ¥386k/m² |
| 2017 | ¥177k/m² | – |
| 2018 | ¥186k/m² | ¥374k/m² |
| 2019 | ¥187k/m² | ¥420k/m² |
| 2020 | ¥227k/m² | ¥483k/m² |
| 2021 | ¥213k/m² | ¥371k/m² |
| 2022 | ¥267k/m² | ¥425k/m² |
| 2023 | ¥255k/m² | ¥475k/m² |
| 2024 | ¥267k/m² | – |
| 2025 | ¥250k/m² | ¥471k/m² |
| 2026 (partial) | ¥228k/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 | ¥170k/m² | ¥200k/m² | ¥293k/m² | – |
| 2008 | ¥185k/m² | ¥192k/m² | ¥291k/m² | – |
| 2009 | ¥123k/m² | ¥171k/m² | ¥270k/m² | – |
| 2010 | ¥132k/m² | ¥153k/m² | ¥274k/m² | – |
| 2011 | ¥119k/m² | ¥159k/m² | ¥205k/m² | ¥256k/m² |
| 2012 | ¥90k/m² | ¥141k/m² | ¥212k/m² | ¥248k/m² |
| 2013 | ¥108k/m² | ¥141k/m² | ¥200k/m² | ¥270k/m² |
| 2014 | ¥117k/m² | ¥147k/m² | ¥190k/m² | ¥284k/m² |
| 2015 | ¥125k/m² | ¥138k/m² | ¥195k/m² | ¥290k/m² |
| 2016 | ¥114k/m² | ¥167k/m² | ¥233k/m² | ¥305k/m² |
| 2017 | ¥139k/m² | ¥140k/m² | ¥214k/m² | ¥292k/m² |
| 2018 | ¥110k/m² | ¥165k/m² | ¥216k/m² | ¥300k/m² |
| 2019 | ¥133k/m² | ¥155k/m² | ¥215k/m² | ¥295k/m² |
| 2020 | ¥113k/m² | ¥140k/m² | ¥219k/m² | ¥300k/m² |
| 2021 | ¥134k/m² | ¥160k/m² | ¥189k/m² | ¥307k/m² |
| 2022 | ¥111k/m² | ¥153k/m² | ¥250k/m² | ¥316k/m² |
| 2023 | ¥100k/m² | ¥168k/m² | ¥242k/m² | ¥288k/m² |
| 2024 | ¥105k/m² | ¥200k/m² | ¥219k/m² | ¥280k/m² |
| 2025 | ¥110k/m² | ¥158k/m² | ¥224k/m² | ¥262k/m² |
| 2026 (partial) | ¥100k/m² | ¥178k/m² | – | – |
Prices near train stations in Kawagoe 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 |
|---|---|---|---|---|---|
| Kawagoe (川越) | ¥18.0M | ¥333k/m² | ¥43.0M | 14 | 318 |
| Hon Kawagoe (本川越) | ¥27.0M | ¥463k/m² | ¥32.5M | 11 | 222 |
| Shingashi (新河岸) | ¥14.5M | ¥256k/m² | ¥32.5M | 14 | 216 |
| Minami Furuya (南古谷) | ¥9.2M | ¥129k/m² | ¥27.5M | 13 | 153 |
| Minami Otsuka (南大塚) | ¥16.0M | ¥267k/m² | ¥30.0M | 15 | 152 |
| Kawagoeshi (川越市) | ¥27.0M | ¥413k/m² | ¥38.0M | 11 | 123 |
| Kami Fukuoka (上福岡) | – | – | ¥23.5M | 14 | 113 |
| Kasumigaseki(Saitama) (霞ケ関(埼玉)) | – | – | ¥29.0M | 9 | 101 |
| Kasahata (笠幡) | ¥4.5M | ¥90k/m² | ¥23.5M | 15 | 91 |
| Matoba (的場) | ¥16.5M | ¥233k/m² | ¥28.0M | 12 | 86 |
| Tsurugashima (鶴ケ島) | ¥17.0M | ¥257k/m² | ¥27.0M | 16 | 66 |
| Nishi Kawagoe (西川越) | – | – | ¥28.0M | 8 | 38 |
Used condo prices by layout in Kawagoe City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥19.0M | 65 m² | 232 |
| 2LDK | ¥18.0M | 55 m² | 85 |
| 1K | ¥4.2M | 15 m² | 23 |
| 4LDK | ¥24.0M | 80 m² | 21 |
| 2DK | ¥8.8M | 50 m² | 20 |
| 3DK | ¥9.5M | 50 m² | 19 |
| 1LDK | ¥19.0M | 45 m² | 11 |
How much does an apartment cost in Kawagoe City?
The median used condo (mansion) in Kawagoe City sold for ¥18.0M in 2025, about ¥305k/m², based on 134 recorded sales.
How much does a house cost in Kawagoe City?
The median house sale, including the land, was ¥30.0M in 2025 across 416 sales.
Are property prices in Kawagoe City going up?
Over the five years to 2025, condo prices per m² changed +21.0% and residential land prices changed +27.8%.
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.