Shiga Housing Market 2026: Commuter Towns Holding Steady
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥24.0M
- ¥343k/m² · +1.3% vs 2024
- Median house price (land + building)
- ¥21.0M
- +6.3% vs 2024
- Residential land per m² (sales)
- ¥42k/m²
- +2.4% over 5 years
- Transactions in 2025
- 3,012
- #10 of 47 areas in Japan by price per m²
One of the few prefectures without net out-migration
Shiga's population fell 1.5% between 2020 and 2025, much less than most of Japan, and in 2025 slightly more people moved in than out. Households grew 3.4%. Families from Kyoto and Osaka settle along the JR Biwako Line, which is why about 80% of condo sales are three-bedroom family homes.
Condo growth has slowed
Condo prices per m² rose about 2.7% a year over the last five years, down from 5.2% before. Otsu, next to Kyoto, is up about 43% in five years. Kusatsu, the most expensive city, has dipped slightly from its peak, after rapid growth in the 2010s. On the government's fixed benchmark sites, residential land has been roughly flat over five years and is half its 1991 level, while commercial land rose about 7%.
Buy vs rent is in line with Japan
A median condo costs about 38 years of the local median rent, close to the national figure. Condos hold value reasonably well, losing a quarter of their per-m² value by about 19 years old, and houses bottom out at land value after about 27 years.
Hazards
Shiga has relatively low earthquake risk for Kansai (about 21% chance of 6-lower shaking in 30 years). Half of benchmark sites are inside a worst-case flood zone around Lake Biwa and its rivers, but very few face deep flooding. Northern Shiga also gets more snow than many expect.
Living in Shiga: people, homes and risks
- Population 2025
- 1,392,439
- -1.5% since 2020
- Japan: -2.5%
- Net moves in 2025
- +353
- +0.25 per 1,000 residents
- Vacant homes (2023)
- 12.3%
- 7.3% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥52k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 20.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥41k/m²
- +0.9% in a year · +0.1% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 50.0%
- of 322 benchmark sites in a worst-case flood zone (0.6% 3 m or deeper)
- Japan: 42.6%
- Landslide exposure
- 1.6%
- of 322 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); recorded crime: Tokyo Metropolitan Police Department (Tokyo only). Earthquake probability is measured at the municipal center.
Example sales in Shiga
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
¥13.0M
¥163k/m²
- Ogaya, Otsu City
- Seta(Shiga) · 8 min walk
- 4LDK · 80 m²
- Built 1985 (41 yrs) · RC
¥25.0M
¥385k/m²
- Kagamigahama, Otsu City
- Otsukyo · 19 min walk
- 3LDK · 65 m²
- Built 2008 (18 yrs) · RC
¥38.0M
¥543k/m²
- Nionohama, Otsu City
- Zeze · 12 min walk
- 3LDK · 70 m²
- Built 2019 (7 yrs) · RC
House
¥6.0M
¥48k/m²
- Ano, Otsu City
- Karasaki · 8 min walk
- Land 95 m² · floor 125 m²
- Built 1976 (50 yrs)
¥20.0M
¥174k/m²
- Aoyama, Otsu City
- Minami Kusatsu
- Land 195 m² · floor 115 m²
- Built 1989 (37 yrs) · Wood
¥38.0M
¥380k/m²
- Nishikoori, Otsu City
- Otsukyo · 11 min walk
- Land 135 m² · floor 100 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥13.0M | ¥20.0M |
| 2008 | ¥13.0M | ¥21.0M |
| 2009 | ¥17.0M | ¥21.0M |
| 2010 | ¥13.0M | ¥21.0M |
| 2011 | ¥16.0M | ¥20.0M |
| 2012 | ¥14.0M | ¥21.0M |
| 2013 | ¥16.0M | ¥21.0M |
| 2014 | ¥17.0M | ¥18.0M |
| 2015 | ¥17.0M | ¥19.0M |
| 2016 | ¥20.0M | ¥19.0M |
| 2017 | ¥18.0M | ¥19.0M |
| 2018 | ¥18.0M | ¥20.0M |
| 2019 | ¥20.0M | ¥21.0M |
| 2020 | ¥23.0M | ¥20.0M |
| 2021 | ¥20.0M | ¥20.0M |
| 2022 | ¥19.0M | ¥21.0M |
| 2023 | ¥22.0M | ¥19.0M |
| 2024 | ¥24.0M | ¥20.0M |
| 2025 | ¥24.0M | ¥21.0M |
| 2026 (partial) | ¥25.0M | ¥19.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥185k/m² | ¥163k/m² | ¥35k/m² |
| 2008 | ¥186k/m² | ¥174k/m² | ¥49k/m² |
| 2009 | ¥224k/m² | ¥153k/m² | ¥45k/m² |
| 2010 | ¥185k/m² | ¥158k/m² | ¥45k/m² |
| 2011 | ¥228k/m² | ¥152k/m² | ¥46k/m² |
| 2012 | ¥187k/m² | ¥160k/m² | ¥44k/m² |
| 2013 | ¥231k/m² | ¥155k/m² | ¥41k/m² |
| 2014 | ¥238k/m² | ¥136k/m² | ¥39k/m² |
| 2015 | ¥226k/m² | ¥143k/m² | ¥42k/m² |
| 2016 | ¥274k/m² | ¥150k/m² | ¥37k/m² |
| 2017 | ¥255k/m² | ¥160k/m² | ¥36k/m² |
| 2018 | ¥262k/m² | ¥157k/m² | ¥37k/m² |
| 2019 | ¥280k/m² | ¥164k/m² | ¥38k/m² |
| 2020 | ¥317k/m² | ¥152k/m² | ¥41k/m² |
| 2021 | ¥286k/m² | ¥163k/m² | ¥40k/m² |
| 2022 | ¥288k/m² | ¥148k/m² | ¥35k/m² |
| 2023 | ¥308k/m² | ¥150k/m² | ¥42k/m² |
| 2024 | ¥338k/m² | ¥152k/m² | ¥45k/m² |
| 2025 | ¥343k/m² | ¥162k/m² | ¥42k/m² |
| 2026 (partial) | ¥363k/m² | ¥143k/m² | ¥43k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥324k/m² |
| 1 | – | ¥295k/m² |
| 2 | ¥523k/m² | ¥329k/m² |
| 3 | ¥550k/m² | ¥300k/m² |
| 4 | ¥531k/m² | ¥291k/m² |
| 5 | ¥497k/m² | ¥257k/m² |
| 6 | ¥485k/m² | ¥254k/m² |
| 7 | ¥547k/m² | ¥238k/m² |
| 8 | – | ¥242k/m² |
| 9 | ¥512k/m² | ¥227k/m² |
| 10 | ¥533k/m² | ¥229k/m² |
| 11 | ¥475k/m² | ¥229k/m² |
| 12 | ¥474k/m² | ¥223k/m² |
| 13 | ¥380k/m² | ¥213k/m² |
| 14 | ¥429k/m² | ¥189k/m² |
| 15 | ¥462k/m² | ¥188k/m² |
| 16 | ¥423k/m² | ¥205k/m² |
| 17 | ¥413k/m² | ¥173k/m² |
| 18 | ¥400k/m² | ¥176k/m² |
| 19 | ¥376k/m² | ¥181k/m² |
| 20 | ¥358k/m² | ¥139k/m² |
| 21 | ¥368k/m² | ¥162k/m² |
| 22 | ¥322k/m² | ¥159k/m² |
| 23 | ¥369k/m² | ¥167k/m² |
| 24 | ¥281k/m² | ¥146k/m² |
| 25 | ¥262k/m² | ¥136k/m² |
| 26 | ¥167k/m² | ¥156k/m² |
| 27 | ¥200k/m² | ¥114k/m² |
| 28 | ¥185k/m² | ¥114k/m² |
| 29 | ¥154k/m² | ¥109k/m² |
| 30 | ¥171k/m² | ¥110k/m² |
| 31 | ¥169k/m² | ¥83k/m² |
| 32 | ¥181k/m² | ¥93k/m² |
| 33 | ¥168k/m² | ¥102k/m² |
| 34 | ¥167k/m² | ¥94k/m² |
| 35 | ¥200k/m² | ¥114k/m² |
| 36 | ¥229k/m² | ¥100k/m² |
| 37 | – | ¥122k/m² |
| 38 | – | ¥105k/m² |
| 39 | – | ¥94k/m² |
| 40 | – | ¥81k/m² |
| 41 | – | ¥82k/m² |
| 42 | ¥180k/m² | ¥86k/m² |
| 43 | – | ¥83k/m² |
| 44 | – | ¥72k/m² |
| 45 | ¥192k/m² | ¥64k/m² |
| 46 | ¥250k/m² | ¥75k/m² |
| 47 | – | ¥61k/m² |
| 48 | – | ¥55k/m² |
| 49 | – | ¥63k/m² |
| 50 | – | ¥69k/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 | 2011-2020 |
|---|---|---|---|
| 2007 | ¥173k/m² | ¥324k/m² | – |
| 2008 | ¥171k/m² | ¥333k/m² | – |
| 2009 | ¥153k/m² | ¥363k/m² | – |
| 2010 | ¥151k/m² | ¥323k/m² | – |
| 2011 | ¥154k/m² | ¥300k/m² | – |
| 2012 | ¥152k/m² | ¥314k/m² | – |
| 2013 | ¥135k/m² | ¥307k/m² | ¥480k/m² |
| 2014 | ¥163k/m² | ¥317k/m² | – |
| 2015 | ¥165k/m² | ¥323k/m² | – |
| 2016 | ¥171k/m² | ¥345k/m² | – |
| 2017 | ¥183k/m² | ¥338k/m² | – |
| 2018 | ¥185k/m² | ¥340k/m² | ¥520k/m² |
| 2019 | ¥186k/m² | ¥354k/m² | ¥513k/m² |
| 2020 | ¥187k/m² | ¥352k/m² | ¥624k/m² |
| 2021 | ¥185k/m² | ¥376k/m² | ¥529k/m² |
| 2022 | ¥185k/m² | ¥400k/m² | ¥489k/m² |
| 2023 | ¥185k/m² | ¥387k/m² | ¥492k/m² |
| 2024 | ¥193k/m² | ¥434k/m² | ¥530k/m² |
| 2025 | ¥200k/m² | ¥420k/m² | ¥543k/m² |
| 2026 (partial) | ¥231k/m² | ¥411k/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 | ¥116k/m² | ¥129k/m² | ¥267k/m² | – |
| 2008 | ¥96k/m² | ¥131k/m² | ¥270k/m² | – |
| 2009 | ¥100k/m² | ¥120k/m² | ¥273k/m² | – |
| 2010 | ¥95k/m² | ¥116k/m² | ¥259k/m² | ¥289k/m² |
| 2011 | ¥91k/m² | ¥108k/m² | ¥200k/m² | ¥267k/m² |
| 2012 | ¥86k/m² | ¥114k/m² | ¥185k/m² | ¥276k/m² |
| 2013 | ¥85k/m² | ¥105k/m² | ¥178k/m² | ¥270k/m² |
| 2014 | ¥80k/m² | ¥101k/m² | ¥165k/m² | ¥273k/m² |
| 2015 | ¥76k/m² | ¥100k/m² | ¥181k/m² | ¥263k/m² |
| 2016 | ¥80k/m² | ¥96k/m² | ¥173k/m² | ¥270k/m² |
| 2017 | ¥67k/m² | ¥110k/m² | ¥175k/m² | ¥276k/m² |
| 2018 | ¥69k/m² | ¥107k/m² | ¥181k/m² | ¥275k/m² |
| 2019 | ¥69k/m² | ¥106k/m² | ¥171k/m² | ¥286k/m² |
| 2020 | ¥61k/m² | ¥96k/m² | ¥168k/m² | ¥267k/m² |
| 2021 | ¥68k/m² | ¥103k/m² | ¥176k/m² | ¥272k/m² |
| 2022 | ¥68k/m² | ¥98k/m² | ¥182k/m² | ¥251k/m² |
| 2023 | ¥67k/m² | ¥100k/m² | ¥183k/m² | ¥257k/m² |
| 2024 | ¥70k/m² | ¥115k/m² | ¥190k/m² | ¥246k/m² |
| 2025 | ¥67k/m² | ¥114k/m² | ¥179k/m² | ¥233k/m² |
| 2026 (partial) | ¥51k/m² | ¥109k/m² | ¥210k/m² | ¥243k/m² |
Prices by area in Shiga
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 |
|---|---|---|---|---|---|
| Kusatsu City | ¥413k/m² | ¥30.0M | ¥35.0M | ¥120k/m² | -12.5% |
| Otsu City | ¥331k/m² | ¥22.0M | ¥20.0M | ¥80k/m² | +43.4% |
| Ritto City | – | – | ¥36.0M | ¥105k/m² | – |
| Moriyama City | – | – | ¥33.0M | ¥76k/m² | – |
| Omihachiman City | – | – | ¥25.0M | ¥49k/m² | – |
| Yasu City | – | – | ¥25.0M | ¥67k/m² | – |
| Hikone City | – | – | ¥18.0M | ¥29k/m² | – |
| Konan City | – | – | ¥19.0M | ¥48k/m² | – |
| Higashiomi City | – | – | ¥14.0M | ¥22k/m² | – |
| Koka City | – | – | ¥11.0M | ¥29k/m² | – |
| Nagahama City | – | – | ¥11.0M | ¥25k/m² | – |
| Takashima City | – | – | ¥7.0M | ¥10k/m² | – |
| Maibara City | – | – | – | ¥17k/m² | – |
| Hino Town, Gamou County | – | – | – | ¥3k/m² | – |
Prices near train stations in Shiga
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 |
|---|---|---|---|---|---|
| Kusatsu(Shiga) (草津(滋賀)) | ¥29.0M | ¥413k/m² | ¥37.0M | 13 | 407 |
| Ishiyama (石山) | ¥16.0M | ¥246k/m² | ¥14.0M | 16 | 391 |
| Minami Kusatsu (南草津) | ¥35.0M | ¥475k/m² | ¥35.0M | 16 | 313 |
| Seta(Shiga) (瀬田(滋賀)) | ¥15.0M | ¥207k/m² | ¥33.0M | 19 | 237 |
| Moriyama(Shiga) (守山(滋賀)) | – | – | ¥34.0M | 18 | 202 |
| Otsukyo (大津京) | ¥28.0M | ¥385k/m² | ¥23.0M | 10 | 194 |
| Otsu (大津) | ¥28.0M | ¥457k/m² | ¥22.5M | 11 | 187 |
| Omihachiman (近江八幡) | – | – | ¥25.0M | 18 | 178 |
| Zeze (膳所) | ¥23.0M | ¥338k/m² | ¥23.0M | 11 | 178 |
| Nagahama (長浜) | ¥19.0M | ¥262k/m² | ¥21.5M | 19 | 140 |
| Katata (堅田) | ¥16.0M | ¥235k/m² | ¥27.0M | 13 | 131 |
| Hikone (彦根) | ¥10.5M | ¥177k/m² | ¥16.0M | 15 | 119 |
| Yasu(Shiga) (野洲) | – | – | ¥24.0M | 15 | 119 |
| Karasaki (唐崎) | ¥12.0M | ¥177k/m² | ¥26.5M | 12 | 116 |
| Hieizan Sakamoto (比叡山坂本) | – | – | ¥25.0M | 13 | 114 |
Used condo prices by layout in Shiga
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥23.0M | 70 m² | 515 |
| 2LDK | ¥26.0M | 65 m² | 132 |
| 4LDK | ¥27.0M | 85 m² | 94 |
| 1LDK | ¥14.0M | 47.5 m² | 18 |
| 2DK | ¥23.5M | 55 m² | 16 |
How much does an apartment cost in Shiga?
The median used condo (mansion) in Shiga sold for ¥24.0M in 2025, about ¥343k/m², based on 295 recorded sales.
How much does a house cost in Shiga?
The median house sale, including the land, was ¥21.0M in 2025 across 1386 sales.
Are property prices in Shiga going up?
Over the five years to 2025, condo prices per m² changed +8.3% and residential land prices changed +2.4%.
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.