Yamagata Housing Market 2025: Slow Decline, Steady Families
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥15.0M
- ¥225k/m²
- Median house price (land + building)
- ¥11.0M
- -6.9% vs 2024
- Residential land per m² (sales)
- ¥23k/m²
- -4.2% over 5 years
- Transactions in 2025
- 1,590
- #36 of 47 areas in Japan by price per m²
A 7% population decline
Yamagata's population fell 7% between 2020 and 2025, and about 4,300 more people left than arrived in 2025. Households, however, held steady, reflecting smaller family sizes. 7.9% of homes are abandoned.
Prices drifting lower
Yamagata is one of the few prefectures where condo prices per m² have fallen slightly over both of the last two five-year periods, and Yamagata City's condos are about 18% lower than five years ago. On the government's benchmark sites, residential land has been flat for five years and is 31% below its 1991 level.
A family market
About 70% of condo sales are three-bedroom family homes, and studio sales are virtually absent. Most housing demand is from owner-occupiers, mostly buying detached houses.
Low prices relative to rent
A median condo costs about 27 years of the local median rent, compared with 38 nationally.
Hazards
Yamagata's earthquake risk is one of the lowest in Japan (about 5% chance of 6-lower shaking in 30 years). Landslide exposure (about 5% of benchmark sites) is higher than average, and the Mogami River has flooded in recent years. Heavy snow in the Mogami and Shonai areas adds to running costs.
Living in Yamagata: people, homes and risks
- Population 2025
- 993,127
- -7.0% since 2020
- Japan: -2.5%
- Net moves in 2025
- -4,281
- -4.31 per 1,000 residents
- Vacant homes (2023)
- 13.6%
- 7.9% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥47k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 5.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥24k/m²
- +0.1% in a year · +1.3% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 34.4%
- of 186 benchmark sites in a worst-case flood zone (4.8% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 1.1%
- of 186 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 4.8%
- of 186 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 Yamagata
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
¥8.0M
¥178k/m²
- Domachi, Yamagata City
- Kita Yamagata · 19 min walk
- 3LDK · 45 m²
- Built 1991 (35 yrs) · SRC
¥16.0M
¥320k/m²
- Nishikimachi, Tsuruoka City
- Tsuruoka · 3 min walk
- 2DK · 50 m²
- Built 2005 (21 yrs) · RC
¥28.0M
¥400k/m²
- Yokamachi, Yamagata City
- Yamagata · 13 min walk
- 3LDK · 70 m²
- Built 2016 (10 yrs) · RC
House
¥3.0M
¥30k/m²
- Shimogawa, Tsuruoka City
- Uzen Oyama
- Land 350 m² · floor 100 m²
- Built 1984 (42 yrs) · Wood
¥12.0M
¥126k/m²
- Tokamachi, Yamagata City
- Yamagata · 16 min walk
- Land 110 m² · floor 95 m²
- Built 1979 (47 yrs) · Steel
¥27.0M
¥245k/m²
- Datejo, Yamagata City
- Urushiyama · 24 min walk
- Land 200 m² · floor 110 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥15.0M | ¥13.0M |
| 2008 | – | ¥13.0M |
| 2009 | ¥16.0M | ¥11.0M |
| 2010 | ¥13.0M | ¥11.0M |
| 2011 | ¥12.0M | ¥12.0M |
| 2012 | ¥13.0M | ¥13.0M |
| 2013 | ¥13.0M | ¥12.0M |
| 2014 | ¥16.5M | ¥12.0M |
| 2015 | ¥16.0M | ¥13.0M |
| 2016 | ¥16.0M | ¥13.0M |
| 2017 | ¥16.0M | ¥14.0M |
| 2018 | ¥17.0M | ¥14.0M |
| 2019 | ¥15.0M | ¥12.0M |
| 2020 | ¥15.0M | ¥13.0M |
| 2021 | ¥18.0M | ¥15.0M |
| 2022 | ¥17.0M | ¥14.0M |
| 2023 | ¥18.5M | ¥12.0M |
| 2024 | ¥13.0M | ¥13.0M |
| 2025 | ¥15.0M | ¥11.0M |
| 2026 (partial) | ¥17.0M | ¥13.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥218k/m² | ¥88k/m² | ¥24k/m² |
| 2008 | – | ¥76k/m² | ¥26k/m² |
| 2009 | ¥238k/m² | ¥72k/m² | ¥26k/m² |
| 2010 | ¥180k/m² | ¥75k/m² | ¥24k/m² |
| 2011 | ¥161k/m² | ¥75k/m² | ¥23k/m² |
| 2012 | ¥173k/m² | ¥78k/m² | ¥22k/m² |
| 2013 | ¥187k/m² | ¥74k/m² | ¥24k/m² |
| 2014 | ¥234k/m² | ¥75k/m² | ¥21k/m² |
| 2015 | ¥262k/m² | ¥85k/m² | ¥21k/m² |
| 2016 | ¥229k/m² | ¥78k/m² | ¥22k/m² |
| 2017 | ¥250k/m² | ¥88k/m² | ¥23k/m² |
| 2018 | ¥234k/m² | ¥82k/m² | ¥22k/m² |
| 2019 | ¥233k/m² | ¥79k/m² | ¥24k/m² |
| 2020 | ¥231k/m² | ¥90k/m² | ¥24k/m² |
| 2021 | ¥255k/m² | ¥94k/m² | ¥21k/m² |
| 2022 | ¥246k/m² | ¥85k/m² | ¥21k/m² |
| 2023 | ¥264k/m² | ¥75k/m² | ¥24k/m² |
| 2024 | ¥213k/m² | ¥81k/m² | ¥24k/m² |
| 2025 | ¥225k/m² | ¥76k/m² | ¥23k/m² |
| 2026 (partial) | ¥243k/m² | ¥72k/m² | ¥27k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥267k/m² |
| 1 | – | ¥250k/m² |
| 2 | – | ¥304k/m² |
| 3 | – | ¥262k/m² |
| 4 | – | ¥267k/m² |
| 5 | – | ¥221k/m² |
| 6 | – | ¥210k/m² |
| 7 | – | ¥219k/m² |
| 8 | – | ¥200k/m² |
| 9 | – | ¥191k/m² |
| 10 | – | ¥176k/m² |
| 11 | – | ¥163k/m² |
| 12 | – | ¥143k/m² |
| 13 | – | ¥162k/m² |
| 14 | – | ¥157k/m² |
| 15 | – | ¥137k/m² |
| 16 | – | ¥120k/m² |
| 17 | – | ¥136k/m² |
| 18 | ¥272k/m² | ¥161k/m² |
| 19 | – | ¥98k/m² |
| 20 | – | ¥95k/m² |
| 21 | – | ¥109k/m² |
| 22 | – | ¥105k/m² |
| 23 | – | ¥89k/m² |
| 24 | – | ¥109k/m² |
| 25 | ¥222k/m² | ¥93k/m² |
| 26 | – | ¥71k/m² |
| 27 | – | ¥83k/m² |
| 28 | – | ¥80k/m² |
| 29 | – | ¥80k/m² |
| 30 | – | ¥74k/m² |
| 31 | – | ¥69k/m² |
| 32 | ¥151k/m² | ¥85k/m² |
| 33 | – | ¥79k/m² |
| 34 | – | ¥65k/m² |
| 35 | – | ¥63k/m² |
| 36 | – | ¥50k/m² |
| 37 | – | ¥55k/m² |
| 38 | – | ¥67k/m² |
| 39 | – | ¥34k/m² |
| 40 | – | ¥45k/m² |
| 41 | – | ¥44k/m² |
| 42 | – | ¥33k/m² |
| 43 | – | ¥39k/m² |
| 44 | – | ¥46k/m² |
| 45 | – | ¥42k/m² |
| 46 | – | ¥34k/m² |
| 47 | – | ¥33k/m² |
| 48 | – | ¥37k/m² |
| 49 | – | ¥40k/m² |
| 50 | – | ¥24k/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 |
|---|---|---|
| 2009 | ¥163k/m² | ¥286k/m² |
| 2010 | ¥136k/m² | ¥257k/m² |
| 2011 | ¥108k/m² | ¥253k/m² |
| 2013 | ¥173k/m² | – |
| 2016 | – | ¥264k/m² |
| 2018 | ¥168k/m² | ¥277k/m² |
| 2019 | ¥200k/m² | – |
| 2021 | – | ¥279k/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 | ¥63k/m² | ¥83k/m² | ¥208k/m² | – |
| 2008 | ¥53k/m² | ¥79k/m² | ¥212k/m² | – |
| 2009 | ¥50k/m² | ¥77k/m² | ¥200k/m² | – |
| 2010 | ¥46k/m² | ¥77k/m² | ¥188k/m² | – |
| 2011 | ¥52k/m² | ¥76k/m² | ¥158k/m² | ¥224k/m² |
| 2012 | ¥52k/m² | ¥83k/m² | ¥154k/m² | ¥230k/m² |
| 2013 | ¥50k/m² | ¥72k/m² | ¥145k/m² | ¥221k/m² |
| 2014 | ¥43k/m² | ¥71k/m² | ¥144k/m² | ¥224k/m² |
| 2015 | ¥46k/m² | ¥81k/m² | ¥146k/m² | ¥232k/m² |
| 2016 | ¥50k/m² | ¥68k/m² | ¥130k/m² | ¥230k/m² |
| 2017 | ¥39k/m² | ¥71k/m² | ¥153k/m² | ¥235k/m² |
| 2018 | ¥44k/m² | ¥76k/m² | ¥133k/m² | ¥238k/m² |
| 2019 | ¥40k/m² | ¥58k/m² | ¥135k/m² | ¥255k/m² |
| 2020 | ¥42k/m² | ¥71k/m² | ¥118k/m² | ¥248k/m² |
| 2021 | ¥40k/m² | ¥67k/m² | ¥119k/m² | ¥224k/m² |
| 2022 | ¥37k/m² | ¥72k/m² | ¥120k/m² | ¥203k/m² |
| 2023 | ¥34k/m² | ¥65k/m² | ¥116k/m² | ¥223k/m² |
| 2024 | ¥32k/m² | ¥74k/m² | ¥111k/m² | ¥185k/m² |
| 2025 | ¥34k/m² | ¥58k/m² | ¥109k/m² | ¥191k/m² |
| 2026 (partial) | ¥27k/m² | ¥57k/m² | ¥97k/m² | – |
Prices by area in Yamagata
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 |
|---|---|---|---|---|---|
| Yamagata City | ¥200k/m² | ¥13.0M | ¥24.0M | ¥64k/m² | -17.6% |
| Higashine City | – | – | ¥19.5M | ¥30k/m² | – |
| Tendo City | – | – | ¥17.0M | ¥33k/m² | – |
| Sagae City | – | – | ¥19.0M | ¥21k/m² | – |
| Sakata City | – | – | ¥9.7M | ¥24k/m² | – |
| Nan-yo City | – | – | ¥5.7M | ¥23k/m² | – |
| Yonezawa City | – | – | ¥6.0M | ¥12k/m² | – |
| Tsuruoka City | – | – | ¥7.0M | ¥24k/m² | – |
| Shinjo City | – | – | ¥3.8M | – | – |
| Nagai City | – | – | ¥4.0M | – | – |
| Murayama City | – | – | – | ¥14k/m² | – |
| Oe Town, Nishimuraya County | – | – | – | ¥13k/m² | – |
Prices near train stations in Yamagata
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 |
|---|---|---|---|---|---|
| Yamagata (山形) | ¥14.0M | ¥225k/m² | ¥23.0M | 18 | 383 |
| Sakata(Yamagata) (酒田) | ¥18.5M | ¥246k/m² | ¥10.5M | 18 | 282 |
| Tsuruoka (鶴岡) | – | – | ¥8.8M | 20 | 232 |
| Kita Yamagata (北山形) | – | – | ¥25.0M | 15 | 119 |
| Yonezawa (米沢) | – | – | ¥12.5M | 19 | 98 |
| Tendo (天童) | – | – | ¥22.0M | 16 | 89 |
| Sagae (寒河江) | – | – | ¥15.0M | 15 | 80 |
| Shinjo (新庄) | – | – | ¥6.8M | 17 | 65 |
| Jimmachi (神町) | – | – | ¥23.0M | 14 | 60 |
| Uzen Chitose (羽前千歳) | – | – | ¥33.5M | 15 | 55 |
| Minami Yonezawa (南米沢) | – | – | ¥7.8M | 15 | 51 |
| Zao (蔵王) | – | – | ¥16.0M | 16 | 47 |
| Murayama(Yamagata) (村山(山形)) | – | – | ¥10.0M | 12 | 44 |
| Takahata (高畠) | – | – | ¥4.9M | 8 | 40 |
| Sakurambohigashine (さくらんぼ東根) | – | – | ¥23.0M | 12 | 39 |
Used condo prices by layout in Yamagata
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥17.0M | 70 m² | 71 |
| 2LDK | ¥19.0M | 65 m² | 27 |
| 4LDK | ¥18.0M | 80 m² | 15 |
How much does an apartment cost in Yamagata?
The median used condo (mansion) in Yamagata sold for ¥15.0M in 2025, about ¥225k/m², based on 49 recorded sales.
How much does a house cost in Yamagata?
The median house sale, including the land, was ¥11.0M in 2025 across 790 sales.
Are property prices in Yamagata going up?
Over the five years to 2025, condo prices per m² changed -2.4% and residential land prices changed -4.2%.
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.