Atami real estate: land prices, the villa ownership tax and lodging demand on official data

Key points

• We do not list properties. This page collects the official numbers behind “Atami real estate”: land price points, lodging statistics and the taxes a non-resident owner pays. Listings are with licensed brokers; a vetted introduction is at the bottom.
• Land prices. Atami has 16 official land price points for 2026. The prefectural survey (1 July 2026) puts the median residential point at ¥46,200/㎡ (8 points, mean 1-year change -0.3%), and the commercial median at ¥300,000/㎡ (3 points, +11.7%). These are appraised bare-land values, not sale prices.
• Lodging demand. Shizuoka ryokan ran at 43.4% room occupancy over Jul 2025 – Jun 2026 (-4.8 pt versus 2019); the municipal table has Atami itself at 67.9% across all types, with foreign guests 5% of reported guest-nights.
• Ownership costs. A holiday home gets no residential-land reduction on fixed asset tax, and Atami adds its own villa ownership tax of ¥650/㎡ of floor area per year. See property tax for foreign owners.
• No sale-price series yet. We have not loaded the MLIT transaction file for 熱海市, so this page has no median sale prices; we will add them when the file is in. We do not invent prices.

Atami is a seaside onsen city of about 33,000 residents on the Izu peninsula, about 40 minutes from Tokyo Station by Tokaido Shinkansen. It has one of Japan's largest stocks of resort condominiums built in the 1970s–90s, and it is the only municipality in Japan that levies a separate tax on second homes (below).

Official land prices in Atami, 2026: every point

Japan publishes two appraised land price series: the national Official Land Price (公示地価, 1 January 2026, published 18 March 2026) and the Prefectural Land Price Survey (基準地価, 1 July 2026, published 15 September 2026). Both value a standard lot as bare land per square metre. They are not transaction prices, and a condominium's price includes the building, so use them for direction and relative level between districts, not as a price list. All 16 points in 熱海市 are below; the two surveys are six months apart, so we do not average them together.

Five-year change is shown only for points with a full six-year series; “—” means the point is new or was re-selected.

Context: the 2026 prefectural survey rose +1.0% for residential land nationally and +2.9% for commercial land; Tokyo-area commercial land rose +8.9% (MLIT). Our land price pages cover Tokyo, Osaka, Kyoto, Fukuoka and the ski resorts with the same data.

Lodging demand: Shizuoka and Atami in the official survey

The Japan Tourism Agency's Overnight Travel Statistics Survey gives monthly room occupancy by prefecture and type, and since 2024 a table for about 180 municipalities including Atami. Twelve months to Jun 2026:

Atami itself (熱海市, establishments that responded, Jul 2025 – Jun 2026): average room occupancy 67.9%, 1,754,546 reported guest-nights of which 88,302 (5%) foreign. Month by month:

Monthly detail for every prefecture: Shizuoka occupancy; the national picture and other onsen towns: onsen hotels for sale in Japan.

What a non-resident owner pays each year

Fixed asset tax is 1.4% of the assessed value of land and building, plus city planning tax of up to 0.3% in urbanised areas. The residential-land reduction (one-sixth of the land assessment for the first 200 ㎡) applies to land under a dwelling, and a house used only for holidays (別荘) does not qualify, so a holiday home's land is taxed on the full assessment. Details and a worked example are in Japan property tax for foreigners; buying costs (brokerage, acquisition tax, registration) are in cost of buying.

Atami villa ownership tax (別荘等所有税)

Atami levies a municipal tax on second homes that no other Japanese city has: ¥650 per ㎡ of floor area per year on detached villas and resort condominiums that are not the owner's primary residence, assessed on the owner as of 1 January and paid in four instalments (June, August, October, January). For a condominium, your share of the common areas counts toward the floor area. The tax has run since 1976 and was renewed for the eleventh time on 28 March 2026, for FY2026 to FY2030 (city pages read 7 October 2026). Arithmetic only: a 70 ㎡ unit is ¥45,500 a year, a 120 ㎡ villa ¥78,000, on top of fixed asset tax, city planning tax and the building's management and repair fees. Whether a given unit counts as a 別荘 is decided by the city; the city Q&A covers part-year use and rentals.

A non-resident needs a tax agent (納税管理人) in Japan to receive the bills, and files a Ministry of Finance report after buying: buying property in Japan as a foreigner.

Ryokan, hotels and short-term rental

Atami has a large stock of 1960s–80s hotels and condominiums, and conversions of older resort buildings into hotels and hostels are part of the commercial land rise shown above. Running a property as lodging needs either a hotel licence (旅館業法; transferable with prior prefectural approval since 13 December 2023) or a minpaku registration (180 nights a year, with local restrictions). The licence rules, the Hot Spring Act position on onsen rights and the occupancy benchmarks are in onsen hotels for sale in Japan and buying a ryokan in Japan; city-level minpaku rules are in minpaku rules by city. Confirm the zoning of a specific building with the prefecture and the city before assuming rental income.

FAQ

Sources

1. MLIT National Land Numerical Information, Official Land Price data (L01, 1 January 2026) and Prefectural Land Price Survey data (L02, 1 July 2026), CC BY 4.0, processed by Japan House Prices: L01, L02; 2026 survey press release: mlit.go.jp
2. Japan Tourism Agency, Overnight Travel Statistics Survey (宿泊旅行統計調査), prefecture and municipal tables to Jun 2026 (latest months are second preliminary figures): mlit.go.jp/kankocho; our processed series: Shizuoka
3. Fixed asset tax and the residential-land special measure: see the sources on Japan property tax for foreigners
4. Atami City, villa ownership tax (別荘等所有税とは): city.atami.lg.jp; renewal for FY2026–2030 approved 28 March 2026: city.atami.lg.jp; Q&A: city.atami.lg.jp (all read 7 October 2026)
5. Hotel Business Act Article 3-2 and Hot Spring Act: see onsen hotels for sale in Japan