Yamanashi Housing Market 2025: Kofu Condos and a Second-Home Economy
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥18.0M
- ¥294k/m²
- Median house price (land + building)
- ¥13.0M
- -1.0% vs 2024
- Residential land per m² (sales)
- ¥23k/m²
- +27.8% over 5 years
- Transactions in 2025
- 1,800
- #16 of 47 areas in Japan by price per m²
One in five homes is empty
Yamanashi has one of the highest vacancy rates in Japan, about 20%, partly because of its 17,000 second homes around Mount Fuji, the Fuji Five Lakes and Yatsugatake. Even excluding those, 8.7% of homes are abandoned.
Kofu condos have jumped
Condo prices per m² accelerated to about 7.6% a year over the last five years, and Kofu City's are up about 69%. Yamanashi has few condo sales, so a handful of new developments in Kofu can move the median. On the government's fixed benchmark sites, residential land has fallen slightly over five years and is about two-thirds below its 1991 level, so this is not a broad land boom.
Fuji-area demand
Fujiyoshida and Fujikawaguchiko have seen interest from tourism and overseas buyers, and Hokuto and the Yatsugatake highlands have a long-standing second-home market. These markets work differently from regular housing: prices depend on views, access and rental rules, and resale relies on similar buyers.
Population
Yamanashi's population fell 3.7% between 2020 and 2025, but net out-migration in 2025 was small. Remote workers moving from Tokyo have partly offset the decline.
Risks
The chance of 6-lower shaking within 30 years is about 40%, around the national average. Mount Fuji's volcanic hazard maps also apply to the Fuji-area towns, and about 3% of benchmark sites are in landslide warning areas.
Living in Yamanashi: people, homes and risks
- Population 2025
- 779,912
- -3.7% since 2020
- Japan: -2.5%
- Net moves in 2025
- -862
- -1.11 per 1,000 residents
- Vacant homes (2023)
- 20.4%
- 8.7% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥48k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 40.4%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Official land price 2026
- ¥34k/m²
- -0.3% in a year · -2.3% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 49.4%
- of 160 benchmark sites in a worst-case flood zone (10.0% 3 m or deeper)
- Japan: 42.6%
- Landslide exposure
- 3.1%
- of 160 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 Yamanashi
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
¥4.8M
¥120k/m²
- Joto, Kofu City
- Zenkoji · 6 min walk
- 2DK · 40 m²
- Built 1991 (34 yrs) · RC
¥22.0M
¥293k/m²
- Tokugyo, Kofu City
- Kokubo
- 4LDK · 75 m²
- Built 2007 (18 yrs) · RC
¥32.0M
¥492k/m²
- Kitaguchi, Kofu City
- Kofu · 3 min walk
- 3LDK · 65 m²
- Built 2019 (7 yrs) · RC
House
¥4.3M
¥28k/m²
- Oizumichoyato, Hokuto City
- Kai Koizumi
- Land 480 m² · floor 155 m²
- Built 1981 (45 yrs)
¥14.0M
¥58k/m²
- Kamisonecho, Kofu City
- Kai Sumiyoshi
- Land 800 m² · floor 240 m²
- Built 2018 (8 yrs) · Light steel
¥30.0M
¥261k/m²
- Yamadera, Minami Alps City
- Higashi Hanawa
- Land 250 m² · floor 115 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥6.0M | ¥15.0M |
| 2008 | ¥4.9M | ¥13.0M |
| 2009 | ¥9.8M | ¥14.0M |
| 2010 | ¥21.0M | ¥15.0M |
| 2011 | ¥6.3M | ¥15.0M |
| 2012 | ¥6.7M | ¥14.0M |
| 2013 | ¥7.8M | ¥14.0M |
| 2014 | ¥7.5M | ¥14.0M |
| 2015 | ¥8.8M | ¥15.0M |
| 2016 | ¥4.8M | ¥15.0M |
| 2017 | ¥8.2M | ¥14.0M |
| 2018 | ¥13.0M | ¥14.0M |
| 2019 | ¥8.1M | ¥14.0M |
| 2020 | ¥8.7M | ¥13.0M |
| 2021 | ¥16.0M | ¥15.0M |
| 2022 | ¥8.8M | ¥15.0M |
| 2023 | ¥16.5M | ¥14.0M |
| 2024 | ¥9.9M | ¥13.0M |
| 2025 | ¥18.0M | ¥13.0M |
| 2026 (partial) | – | ¥13.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥152k/m² | ¥130k/m² | ¥19k/m² |
| 2008 | ¥135k/m² | ¥111k/m² | ¥19k/m² |
| 2009 | ¥138k/m² | ¥105k/m² | ¥18k/m² |
| 2010 | ¥280k/m² | ¥107k/m² | ¥18k/m² |
| 2011 | ¥120k/m² | ¥114k/m² | ¥18k/m² |
| 2012 | ¥116k/m² | ¥106k/m² | ¥19k/m² |
| 2013 | ¥134k/m² | ¥104k/m² | ¥18k/m² |
| 2014 | ¥131k/m² | ¥100k/m² | ¥17k/m² |
| 2015 | ¥183k/m² | ¥112k/m² | ¥17k/m² |
| 2016 | ¥115k/m² | ¥105k/m² | ¥17k/m² |
| 2017 | ¥175k/m² | ¥104k/m² | ¥17k/m² |
| 2018 | ¥174k/m² | ¥106k/m² | ¥17k/m² |
| 2019 | ¥160k/m² | ¥100k/m² | ¥18k/m² |
| 2020 | ¥174k/m² | ¥111k/m² | ¥18k/m² |
| 2021 | ¥224k/m² | ¥115k/m² | ¥21k/m² |
| 2022 | ¥171k/m² | ¥115k/m² | ¥22k/m² |
| 2023 | ¥234k/m² | ¥113k/m² | ¥26k/m² |
| 2024 | ¥188k/m² | ¥111k/m² | ¥22k/m² |
| 2025 | ¥294k/m² | ¥110k/m² | ¥23k/m² |
| 2026 (partial) | – | ¥95k/m² | ¥26k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥273k/m² |
| 1 | – | ¥273k/m² |
| 2 | – | ¥324k/m² |
| 3 | – | ¥286k/m² |
| 4 | – | ¥234k/m² |
| 5 | – | ¥258k/m² |
| 6 | ¥500k/m² | ¥244k/m² |
| 7 | – | ¥229k/m² |
| 8 | – | ¥210k/m² |
| 9 | – | ¥220k/m² |
| 10 | – | ¥215k/m² |
| 11 | – | ¥200k/m² |
| 12 | – | ¥172k/m² |
| 13 | – | ¥200k/m² |
| 14 | – | ¥191k/m² |
| 15 | – | ¥200k/m² |
| 16 | – | ¥146k/m² |
| 17 | – | ¥159k/m² |
| 18 | – | ¥148k/m² |
| 19 | – | ¥147k/m² |
| 20 | – | ¥143k/m² |
| 21 | – | ¥142k/m² |
| 22 | – | ¥127k/m² |
| 23 | – | ¥127k/m² |
| 24 | – | ¥140k/m² |
| 25 | – | ¥113k/m² |
| 26 | – | ¥103k/m² |
| 27 | – | ¥94k/m² |
| 28 | – | ¥95k/m² |
| 29 | – | ¥83k/m² |
| 30 | ¥102k/m² | ¥92k/m² |
| 31 | ¥132k/m² | ¥87k/m² |
| 32 | – | ¥80k/m² |
| 33 | ¥107k/m² | ¥80k/m² |
| 34 | ¥168k/m² | ¥84k/m² |
| 35 | – | ¥90k/m² |
| 36 | ¥133k/m² | ¥84k/m² |
| 37 | – | ¥74k/m² |
| 38 | – | ¥71k/m² |
| 39 | – | ¥64k/m² |
| 40 | – | ¥69k/m² |
| 41 | – | ¥67k/m² |
| 42 | – | ¥67k/m² |
| 43 | – | ¥62k/m² |
| 44 | – | ¥69k/m² |
| 45 | – | ¥62k/m² |
| 46 | – | ¥45k/m² |
| 47 | – | ¥50k/m² |
| 48 | – | ¥58k/m² |
| 49 | – | ¥47k/m² |
| 50 | – | ¥43k/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 | ¥127k/m² | – |
| 2010 | ¥107k/m² | ¥333k/m² |
| 2011 | ¥114k/m² | – |
| 2013 | ¥111k/m² | – |
| 2014 | ¥131k/m² | – |
| 2016 | ¥107k/m² | – |
| 2017 | ¥169k/m² | – |
| 2020 | ¥111k/m² | – |
| 2021 | ¥111k/m² | – |
| 2022 | ¥131k/m² | – |
| 2023 | ¥148k/m² | – |
| 2024 | ¥147k/m² | – |
| 2025 | ¥146k/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 | ¥94k/m² | ¥123k/m² | ¥236k/m² | – |
| 2008 | ¥84k/m² | ¥94k/m² | ¥229k/m² | – |
| 2009 | ¥73k/m² | ¥95k/m² | ¥211k/m² | – |
| 2010 | ¥63k/m² | ¥94k/m² | ¥209k/m² | ¥251k/m² |
| 2011 | ¥71k/m² | ¥100k/m² | ¥176k/m² | ¥240k/m² |
| 2012 | ¥60k/m² | ¥100k/m² | ¥158k/m² | ¥235k/m² |
| 2013 | ¥63k/m² | ¥97k/m² | ¥146k/m² | ¥237k/m² |
| 2014 | ¥67k/m² | ¥87k/m² | ¥170k/m² | ¥250k/m² |
| 2015 | ¥62k/m² | ¥95k/m² | ¥157k/m² | ¥243k/m² |
| 2016 | ¥62k/m² | ¥89k/m² | ¥159k/m² | ¥248k/m² |
| 2017 | ¥55k/m² | ¥85k/m² | ¥163k/m² | ¥255k/m² |
| 2018 | ¥54k/m² | ¥87k/m² | ¥140k/m² | ¥243k/m² |
| 2019 | ¥54k/m² | ¥79k/m² | ¥148k/m² | ¥252k/m² |
| 2020 | ¥50k/m² | ¥85k/m² | ¥156k/m² | ¥233k/m² |
| 2021 | ¥57k/m² | ¥80k/m² | ¥156k/m² | ¥224k/m² |
| 2022 | ¥54k/m² | ¥91k/m² | ¥150k/m² | ¥215k/m² |
| 2023 | ¥56k/m² | ¥83k/m² | ¥152k/m² | ¥255k/m² |
| 2024 | ¥55k/m² | ¥91k/m² | ¥157k/m² | ¥226k/m² |
| 2025 | ¥48k/m² | ¥87k/m² | ¥156k/m² | ¥240k/m² |
| 2026 (partial) | ¥56k/m² | ¥87k/m² | ¥181k/m² | – |
Prices by area in Yamanashi
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 |
|---|---|---|---|---|---|
| Kofu City | ¥294k/m² | ¥18.0M | ¥17.0M | ¥33k/m² | +69.0% |
| Fujiyoshida City | – | – | ¥31.0M | ¥39k/m² | – |
| Chuo City | – | – | ¥23.0M | ¥26k/m² | – |
| Minami Alps City | – | – | ¥20.0M | ¥18k/m² | – |
| Showa Town, Nakakoma County | – | – | ¥29.0M | ¥55k/m² | – |
| Yamanakako Village, Minamitsuru County | – | – | ¥10.0M | ¥7k/m² | – |
| Kai City | – | – | ¥19.0M | ¥37k/m² | – |
| Narusawa Village, Minamitsuru County | – | – | ¥10.0M | ¥4k/m² | – |
| Hokuto City | – | – | ¥9.9M | ¥9k/m² | – |
| Fuefuki City | – | – | ¥12.0M | ¥15k/m² | – |
| Koshu City | – | – | ¥7.5M | ¥26k/m² | – |
| Yamanashi City | – | – | ¥5.8M | ¥30k/m² | – |
| Tsuru City | – | – | ¥4.3M | ¥30k/m² | – |
| Otsuki City | – | – | – | ¥38k/m² | – |
| Fujikawaguchiko Town, Minamitsuru County | – | – | – | ¥27k/m² | – |
Prices near train stations in Yamanashi
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 |
|---|---|---|---|---|---|
| Kofu (甲府) | ¥24.0M | ¥300k/m² | ¥11.0M | 15 | 377 |
| Ryuo (竜王) | – | – | ¥18.0M | 21 | 262 |
| Kawaguchiko (河口湖) | – | – | ¥12.0M | 16 | 168 |
| Isawa Onsen (石和温泉) | – | – | ¥18.0M | 16 | 165 |
| Kai Koizumi (甲斐小泉) | – | – | ¥11.0M | 24 | 123 |
| Higashi Hanawa (東花輪) | – | – | ¥21.0M | 11 | 107 |
| Mt Fuji (富士山) | – | – | ¥10.0M | 19 | 92 |
| Kai Sumiyoshi (甲斐住吉) | – | – | ¥25.5M | 16 | 88 |
| Kokubo (国母) | – | – | ¥28.0M | 20 | 71 |
| Joei (常永) | – | – | ¥26.0M | 16 | 70 |
| Kobuchizawa (小淵沢) | – | – | ¥13.0M | 11 | 69 |
| Nirasaki (韮崎) | – | – | ¥13.0M | 16 | 67 |
| Shiozaki (塩崎) | – | – | ¥20.0M | 16 | 65 |
| Kai Oizumi (甲斐大泉) | – | – | ¥12.0M | 16 | 65 |
| Minami Kofu (南甲府) | ¥10.3M | ¥168k/m² | ¥17.0M | 18 | 57 |
Used condo prices by layout in Yamanashi
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥23.0M | 70 m² | 63 |
| 2LDK | ¥16.5M | 60 m² | 26 |
| 1K | ¥2.6M | 17.5 m² | 24 |
| 4LDK | ¥28.0M | 85 m² | 12 |
How much does an apartment cost in Yamanashi?
The median used condo (mansion) in Yamanashi sold for ¥18.0M in 2025, about ¥294k/m², based on 63 recorded sales.
How much does a house cost in Yamanashi?
The median house sale, including the land, was ¥13.0M in 2025 across 843 sales.
Are property prices in Yamanashi going up?
Over the five years to 2025, condo prices per m² changed +69.0% 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.