Kyoto City's land values rose again in 2026, most in the central wards (Nakagyo, Shimogyo, Higashiyama) where hotels and shops compete for sites. In the 1 July survey the average commercial point rose +8.5% and residential +2.7%.
What these numbers are. Japan's official land prices are appraised benchmark values, not transaction prices: licensed appraisers value a fixed set of sample plots each year, per square metre of land, as if the plot were vacant. Two surveys: the Official Land Price (地価公示, chika kōji) values plots as of 1 January and is published in March; the Prefectural Land Price Survey (基準地価, kijun chika) values plots as of 1 July and is published in September. They are not the price of a condo (no building, no share of a site), and actual sales, especially of central commercial land and popular ski-resort plots, often happen well above them. Every median below shows its point count (n); where n is small, one plot can move the figure.
Land prices by ward
Median benchmark value per ㎡ of land in each ward in the 1 July 2026 survey (基準地価), with the average one-year change and the median five-year change. n is the number of sample points behind each figure. Sorted by commercial median.
| Ward | Residential | Commercial | Highest point | Points | ||||
|---|---|---|---|---|---|---|---|---|
| Median ¥/㎡ | 1 yr | 5 yr | Median ¥/㎡ | 1 yr | 5 yr | |||
| Shimogyo 京都市下京区 | ¥332,500 US$2,110/㎡ · n=2 | +6.0% n=2 | +29.9% n=2 | ¥1,715,000 US$10,883/㎡ · n=12 | +9.6% n=12 | +37.8% n=8 | ¥12m 四条通寺町東入2丁目御旅町51番ほか11筆 · Kyoto-Kawaramachi | 14 |
| Nakagyo 京都市中京区 | ¥374,000 US$2,373/㎡ · n=3 | +4.4% n=3 | +15.1% n=3 | ¥1,630,000 US$10,343/㎡ · n=11 | +9.1% n=11 | +35.6% n=9 | ¥7.7m 烏丸通四条上る笋町689番 · Shijo | 14 |
| Higashiyama 京都市東山区 | ¥400,000 US$2,538/㎡ · n=3 | +6.3% n=3 | +29.4% n=3 | ¥1,320,000 US$8,376/㎡ · n=4 | +12.7% n=4 | +75.5% n=2 | ¥5.6m 四条通大和大路東入祇園町北側277番 · Gion-Shijo | 7 |
| Kamigyo 京都市上京区 | ¥535,000 US$3,395/㎡ · n=5 | +5.5% n=5 | +26.2% n=5 | ¥891,000 US$5,654/㎡ · n=4 | +7.7% n=4 | +40.8% n=4 | ¥975k 今出川通室町西入堀出シ町306番 · Imadegawa | 9 |
| Minami 京都市南区 | ¥248,000 US$1,574/㎡ · n=5 | +5.9% n=5 | +26.6% n=4 | ¥657,500 US$4,172/㎡ · n=4 | +13.4% n=4 | +63.6% n=3 | ¥5.8m 東九条上殿田町52番 · Kyoto | 10 |
| Sakyo 京都市左京区 | ¥294,500 US$1,869/㎡ · n=16 | +2.2% n=16 | +9.8% n=16 | ¥497,000 US$3,154/㎡ · n=3 | +6.3% n=3 | +31.5% n=3 | ¥625k 新堺町通仁王門下る和国町369番2 · Sanjo | 20 |
| Kita 京都市北区 | ¥265,500 US$1,685/㎡ · n=10 | +2.1% n=10 | +10.7% n=9 | ¥433,000 US$2,748/㎡ · n=2 | +5.2% n=2 | +24.8% n=2 | ¥480k 小山西花池町1番9 · Kitaoji | 12 |
| Ukyo 京都市右京区 | ¥198,000 US$1,256/㎡ · n=12 | +1.6% n=12 | +5.8% n=12 | ¥329,500 US$2,091/㎡ · n=4 | +6.4% n=4 | +25.1% n=4 | ¥1.3m 西院巽町2番ほか3筆 · Saiin (Hankyu) | 17 |
| Nishikyo 京都市西京区 | ¥239,000 US$1,517/㎡ · n=11 | +2.6% n=11 | +13.8% n=11 | ¥329,000 US$2,088/㎡ · n=3 | +4.1% n=3 | +17.9% n=3 | ¥525k 桂木ノ下町1番89 · Katsura | 14 |
| Fushimi 京都市伏見区 | ¥123,000 US$781/㎡ · n=14 | +1.9% n=14 | +5.6% n=13 | ¥288,000 US$1,828/㎡ · n=7 | +7.0% n=7 | +27.0% n=7 | ¥760k 深草稲荷御前町89番 · Inari | 23 |
| Yamashina 京都市山科区 | ¥147,000 US$933/㎡ · n=10 | +1.7% n=10 | +7.2% n=10 | ¥212,000 US$1,345/㎡ · n=3 | +5.9% n=3 | +17.8% n=3 | ¥366k 椥辻中在家町9番3 · Nagitsuji | 13 |
Same table for the 1 January 2026 Official Land Price (公示地価, more points)
| Ward | Residential | Commercial | Highest point | Points | ||||
|---|---|---|---|---|---|---|---|---|
| Median ¥/㎡ | 1 yr | 5 yr | Median ¥/㎡ | 1 yr | 5 yr | |||
| Shimogyo 京都市下京区 | ¥309,000 US$1,961/㎡ · n=6 | +6.2% n=6 | +22.9% n=6 | ¥1,160,000 US$7,361/㎡ · n=21 | +10.2% n=21 | +34.4% n=18 | ¥11.5m 四条通寺町東入2丁目御旅町51番外 · Kyoto-Kawaramachi | 28 |
| Nakagyo 京都市中京区 | ¥378,000 US$2,399/㎡ · n=5 | +4.8% n=5 | +22.0% n=4 | ¥1,450,000 US$9,201/㎡ · n=22 | +10.3% n=22 | +37.7% n=19 | ¥6.2m 河原町通三条下る2丁目山崎町238番外 · Kyoto-Kawaramachi | 27 |
| Higashiyama 京都市東山区 | ¥295,000 US$1,872/㎡ · n=7 | +7.1% n=7 | +24.9% n=7 | ¥1,250,000 US$7,932/㎡ · n=12 | +14.4% n=12 | +47.8% n=12 | ¥5.3m 四条通大和大路東入祇園町北側277番 · Gion-Shijo | 19 |
| Kamigyo 京都市上京区 | ¥408,000 US$2,589/㎡ · n=13 | +5.4% n=13 | +20.7% n=13 | ¥560,000 US$3,554/㎡ · n=5 | +10.1% n=5 | +34.1% n=5 | ¥825k 今出川通出町西入上る三芳町157番外 · Demachiyanagi (Keihan) | 18 |
| Minami 京都市南区 | ¥208,000 US$1,320/㎡ · n=11 | +6.4% n=11 | +24.5% n=11 | ¥576,000 US$3,655/㎡ · n=6 | +19.6% n=5 | +70.9% n=5 | ¥5.4m 東九条上殿田町52番 · Kyoto | 23 |
| Sakyo 京都市左京区 | ¥297,000 US$1,885/㎡ · n=37 | +2.9% n=35 | +8.7% n=35 | ¥559,000 US$3,547/㎡ · n=7 | +8.2% n=7 | +28.1% n=7 | ¥654k 丸太町通川端東入東丸太町26番7外 · Jingu-Marutamachi | 44 |
| Kita 京都市北区 | ¥306,000 US$1,942/㎡ · n=24 | +3.6% n=23 | +10.9% n=23 | ¥401,500 US$2,548/㎡ · n=6 | +5.9% n=6 | +16.6% n=6 | ¥828k 小山北上総町43番3外 · Kitaoji | 30 |
| Ukyo 京都市右京区 | ¥205,500 US$1,304/㎡ · n=24 | +2.2% n=23 | +7.9% n=23 | ¥329,500 US$2,091/㎡ · n=4 | +6.5% n=4 | +19.4% n=4 | ¥457k 嵯峨天龍寺車道町9番外 · Saga-Arashiyama | 32 |
| Nishikyo 京都市西京区 | ¥213,000 US$1,352/㎡ · n=23 | +2.9% n=22 | +9.7% n=22 | ¥271,000 US$1,720/㎡ · n=4 | +3.8% n=4 | +17.0% n=4 | ¥640k 川島有栖川町50番1 · Katsura | 27 |
| Fushimi 京都市伏見区 | ¥144,500 US$917/㎡ · n=36 | +2.9% n=35 | +6.2% n=34 | ¥271,500 US$1,723/㎡ · n=12 | +9.1% n=12 | +25.4% n=12 | ¥730k 東大手町750番外 · Fushimi-Momoyama | 52 |
| Yamashina 京都市山科区 | ¥152,000 US$965/㎡ · n=26 | +3.1% n=25 | +9.1% n=24 | ¥257,000 US$1,631/㎡ · n=5 | +7.8% n=5 | +22.0% n=5 | ¥410k 音羽役出町1番34外 · Higashino | 33 |
Twenty years of land prices
Kyoto City (11 wards): median official land price, 2006–2026
Table view
| Year | Commercial (¥/㎡) | Residential (¥/㎡) |
|---|---|---|
| 2006 | ¥309,000 | ¥194,500 |
| 2007 | ¥343,000 | ¥199,000 |
| 2008 | ¥364,000 | ¥202,000 |
| 2009 | ¥353,000 | ¥196,500 |
| 2010 | ¥334,000 | ¥192,000 |
| 2011 | ¥326,000 | ¥190,500 |
| 2012 | ¥323,000 | ¥190,000 |
| 2013 | ¥322,000 | ¥189,000 |
| 2014 | ¥330,000 | ¥189,000 |
| 2015 | ¥340,000 | ¥189,000 |
| 2016 | ¥352,000 | ¥189,500 |
| 2017 | ¥378,000 | ¥189,500 |
| 2018 | ¥418,000 | ¥190,000 |
| 2019 | ¥447,000 | ¥190,000 |
| 2020 | ¥473,000 | ¥190,000 |
| 2021 | ¥469,000 | ¥190,000 |
| 2022 | ¥485,000 | ¥190,500 |
| 2023 | ¥493,000 | ¥193,000 |
| 2024 | ¥529,000 | ¥199,500 |
| 2025 | ¥590,000 | ¥209,000 |
| 2026 | ¥640,000 | ¥219,000 |
On the same 67 commercial points, the median went from ¥309,000 in 2006 to ¥640,000 in 2026 (+107.1%); it bottomed at ¥322,000 in 2013 after the 2008 crisis. The 152 residential points went from ¥194,500 to ¥219,000 (+12.6%).
Land prices by station
Sample points grouped by their nearest station (the survey's own field; names normalised across the two surveys), for stations with at least 3 points in the 1 January 2026 Official Land Price. 50 stations qualify. All uses together, so a station with mostly commercial points ranks high.
Most expensive stations (top 30)
| # | Station | 公示 1 Jan 2026 median ¥/㎡ | 1 yr | 基準 1 Jul 2026 median ¥/㎡ | 1 yr |
|---|---|---|---|---|---|
| 1 | Kyoto-Kawaramachi 京都河原町 Shimogyo, Nakagyo | ¥4,155,000 US$26,366/㎡ · n=4 | +12.3% n=4 | ¥6,430,000 US$40,802/㎡ · n=3 | +13.0% n=3 |
| 2 | Kyoto 京都 Shimogyo, Minami | ¥3,800,000 US$24,113/㎡ · n=6 | +15.4% n=6 | ¥4,290,000 US$27,223/㎡ · n=4 | +13.6% n=4 |
| 3 | Karasuma-Oike 烏丸御池 Nakagyo | ¥2,735,000 US$17,355/㎡ · n=4 | +9.7% n=4 | ¥1,630,000 US$10,343/㎡ · n=1 | +7.9% n=1 |
| 4 | Shijo 四条 Shimogyo, Nakagyo | ¥2,570,000 US$16,308/㎡ · n=4 | +10.8% n=4 | ¥5,800,000 US$36,804/㎡ · n=2 | +8.6% n=2 |
| 5 | Kyoto Shiyakusho-mae 京都市役所前 Nakagyo | ¥2,130,000 US$13,516/㎡ · n=4 | +11.8% n=4 | ¥1,250,000 US$7,932/㎡ · n=1 | +8.7% n=1 |
| 6 | Gion-Shijo 祇園四条 Higashiyama | ¥1,860,000 US$11,803/㎡ · n=5 | +15.2% n=5 | ¥3,405,000 US$21,607/㎡ · n=2 | +13.2% n=2 |
| 7 | Omiya 大宮 Shimogyo, Nakagyo | ¥1,029,500 US$6,533/㎡ · n=4 | +6.6% n=4 | ¥1,345,000 US$8,535/㎡ · n=4 | +7.9% n=4 |
| 8 | Marutamachi 丸太町 Nakagyo, Kamigyo | ¥945,500 US$6,000/㎡ · n=8 | +8.0% n=8 | ¥1,010,000 US$6,409/㎡ · n=4 | +7.0% n=4 |
| 9 | Kiyomizu-Gojo 清水五条 Higashiyama | ¥884,500 US$5,613/㎡ · n=6 | +12.2% n=6 | ¥400,000 US$2,538/㎡ · n=1 | +7.5% n=1 |
| 10 | Gojo 五条 Shimogyo | ¥874,000 US$5,546/㎡ · n=4 | +11.2% n=4 | ¥906,000 US$5,749/㎡ · n=4 | +9.2% n=4 |
| 11 | Nijojo-mae 二条城前 Nakagyo | ¥660,000 US$4,188/㎡ · n=3 | +11.3% n=3 | — | — |
| 12 | Higashiyama 東山 Sakyo, Higashiyama | ¥600,500 US$3,811/㎡ · n=4 | +10.6% n=4 | ¥480,000 US$3,046/㎡ · n=2 | +6.3% n=2 |
| 13 | Umekoji-Kyotonishi 梅小路京都西 Shimogyo | ¥463,500 US$2,941/㎡ · n=4 | +7.7% n=4 | ¥346,000 US$2,196/㎡ · n=1 | +6.5% n=1 |
| 14 | Nijo 二条 Nakagyo, Kamigyo | ¥457,000 US$2,900/㎡ · n=5 | +6.5% n=5 | ¥802,000 US$5,089/㎡ · n=2 | +5.5% n=2 |
| 15 | Toji 東寺 Minami | ¥453,000 US$2,875/㎡ · n=3 | +13.9% n=3 | ¥605,000 US$3,839/㎡ · n=1 | +15.7% n=1 |
| 16 | Matsugasaki 松ヶ崎 Sakyo | ¥427,500 US$2,713/㎡ · n=6 | +4.9% n=5 | ¥473,000 US$3,001/㎡ · n=2 | +3.4% n=2 |
| 17 | Kitayama 北山 Sakyo, Kita | ¥426,000 US$2,703/㎡ · n=4 | +4.2% n=4 | ¥340,000 US$2,157/㎡ · n=1 | +4.6% n=1 |
| 18 | Imadegawa 今出川 Kamigyo | ¥408,000 US$2,589/㎡ · n=7 | +6.3% n=7 | ¥500,500 US$3,176/㎡ · n=4 | +7.2% n=4 |
| 19 | Kuramaguchi 鞍馬口 Kita, Kamigyo | ¥372,000 US$2,361/㎡ · n=5 | +5.4% n=5 | ¥388,000 US$2,462/㎡ · n=1 | +3.2% n=1 |
| 20 | Demachiyanagi (Keihan) 京阪出町柳 Sakyo, Kamigyo | ¥367,000 US$2,329/㎡ · n=9 | +4.2% n=9 | ¥563,500 US$3,576/㎡ · n=4 | +5.8% n=4 |
| 21 | Jingu-Marutamachi 神宮丸太町 Sakyo, Kamigyo | ¥350,000 US$2,221/㎡ · n=7 | +6.0% n=7 | ¥325,500 US$2,065/㎡ · n=2 | +3.7% n=2 |
| 22 | Chayama-Kyoto Geijutsu Daigaku 茶山・京都芸術大学 Sakyo | ¥342,000 US$2,170/㎡ · n=3 | +6.0% n=3 | ¥348,000 US$2,208/㎡ · n=1 | +3.9% n=1 |
| 23 | Kitaoji 北大路 Kita, Sakyo | ¥334,500 US$2,123/㎡ · n=20 | +4.2% n=19 | ¥327,000 US$2,075/㎡ · n=8 | +3.0% n=8 |
| 24 | Emmachi 円町 Kita, Nakagyo | ¥330,000 US$2,094/㎡ · n=9 | +4.6% n=9 | ¥280,000 US$1,777/㎡ · n=7 | +1.4% n=7 |
| 25 | Tambaguchi 丹波口 Shimogyo, Nakagyo | ¥325,000 US$2,062/㎡ · n=5 | +6.9% n=5 | — | — |
| 26 | Kintetsu-Tambabashi 近鉄丹波橋 Fushimi | ¥303,000 US$1,923/㎡ · n=3 | +4.1% n=3 | ¥310,000 US$1,967/㎡ · n=1 | +4.7% n=1 |
| 27 | Tambabashi 丹波橋 Fushimi | ¥275,500 US$1,748/㎡ · n=4 | +6.5% n=4 | ¥255,000 US$1,618/㎡ · n=1 | +8.1% n=1 |
| 28 | Katsura 桂 Nishikyo | ¥269,000 US$1,707/㎡ · n=15 | +3.3% n=15 | ¥291,000 US$1,847/㎡ · n=5 | +3.9% n=5 |
| 29 | Kami-Katsura 上桂 Nishikyo | ¥265,500 US$1,685/㎡ · n=4 | +4.0% n=4 | ¥275,000 US$1,745/㎡ · n=5 | +2.8% n=5 |
| 30 | Nishikyogoku 西京極 Ukyo | ¥242,500 US$1,539/㎡ · n=8 | +6.0% n=8 | ¥265,500 US$1,685/㎡ · n=4 | +4.9% n=4 |
Fastest-rising stations
By average one-year change of continuing points (at least 3), 1 January 2026.
| # | Station | 公示 1 Jan 2026 median ¥/㎡ | 1 yr | 基準 1 Jul 2026 median ¥/㎡ | 1 yr |
|---|---|---|---|---|---|
| 1 | Kyoto 京都 Shimogyo, Minami | ¥3,800,000 US$24,113/㎡ · n=6 | +15.4% n=6 | ¥4,290,000 US$27,223/㎡ · n=4 | +13.6% n=4 |
| 2 | Gion-Shijo 祇園四条 Higashiyama | ¥1,860,000 US$11,803/㎡ · n=5 | +15.2% n=5 | ¥3,405,000 US$21,607/㎡ · n=2 | +13.2% n=2 |
| 3 | Toji 東寺 Minami | ¥453,000 US$2,875/㎡ · n=3 | +13.9% n=3 | ¥605,000 US$3,839/㎡ · n=1 | +15.7% n=1 |
| 4 | Kyoto-Kawaramachi 京都河原町 Shimogyo, Nakagyo | ¥4,155,000 US$26,366/㎡ · n=4 | +12.3% n=4 | ¥6,430,000 US$40,802/㎡ · n=3 | +13.0% n=3 |
| 5 | Kiyomizu-Gojo 清水五条 Higashiyama | ¥884,500 US$5,613/㎡ · n=6 | +12.2% n=6 | ¥400,000 US$2,538/㎡ · n=1 | +7.5% n=1 |
| 6 | Jujo 十条 Minami | ¥230,500 US$1,463/㎡ · n=4 | +11.9% n=3 | — | — |
| 7 | Kyoto Shiyakusho-mae 京都市役所前 Nakagyo | ¥2,130,000 US$13,516/㎡ · n=4 | +11.8% n=4 | ¥1,250,000 US$7,932/㎡ · n=1 | +8.7% n=1 |
| 8 | Nijojo-mae 二条城前 Nakagyo | ¥660,000 US$4,188/㎡ · n=3 | +11.3% n=3 | — | — |
| 9 | Gojo 五条 Shimogyo | ¥874,000 US$5,546/㎡ · n=4 | +11.2% n=4 | ¥906,000 US$5,749/㎡ · n=4 | +9.2% n=4 |
| 10 | Shijo 四条 Shimogyo, Nakagyo | ¥2,570,000 US$16,308/㎡ · n=4 | +10.8% n=4 | ¥5,800,000 US$36,804/㎡ · n=2 | +8.6% n=2 |
| 11 | Higashiyama 東山 Sakyo, Higashiyama | ¥600,500 US$3,811/㎡ · n=4 | +10.6% n=4 | ¥480,000 US$3,046/㎡ · n=2 | +6.3% n=2 |
| 12 | Chushojima 中書島 Fushimi, Minami | ¥129,000 US$819/㎡ · n=5 | +9.8% n=5 | ¥107,000 US$679/㎡ · n=3 | +1.6% n=3 |
| 13 | Karasuma-Oike 烏丸御池 Nakagyo | ¥2,735,000 US$17,355/㎡ · n=4 | +9.7% n=4 | ¥1,630,000 US$10,343/㎡ · n=1 | +7.9% n=1 |
| 14 | Katsuragawa 桂川 Minami, Nishikyo | ¥218,000 US$1,383/㎡ · n=5 | +8.4% n=5 | ¥248,000 US$1,574/㎡ · n=1 | +6.9% n=1 |
| 15 | Marutamachi 丸太町 Nakagyo, Kamigyo | ¥945,500 US$6,000/㎡ · n=8 | +8.0% n=8 | ¥1,010,000 US$6,409/㎡ · n=4 | +7.0% n=4 |
Top individual points
Most expensive points (公示地価, 1 January 2026)
| # | Location (point address) | Nearest station | Use | ¥/㎡ | 1 yr | 5 yr |
|---|---|---|---|---|---|---|
| 1 | Shimogyo 京都市下京区 京都市下京区四条通寺町東入2丁目御旅町51番外 | Kyoto-Kawaramachi 京都河原町 60 m | Commercial | ¥11,500,000 US$72,974/㎡ · US$6,780/ft² | +9.5% | +39.4% |
| 2 | Shimogyo 京都市下京区 京都市下京区烏丸通七条下る東塩小路町734番外 | Kyoto 京都 250 m | Commercial | ¥8,870,000 US$56,285/㎡ · US$5,229/ft² | +15.2% | +76.7% |
| 3 | Shimogyo 京都市下京区 京都市下京区塩小路通烏丸西入東塩小路町614番 | Kyoto 京都 280 m | Commercial | ¥7,700,000 US$48,861/㎡ · US$4,539/ft² | +13.9% | — |
| 4 | Nakagyo 京都市中京区 京都市中京区河原町通三条下る2丁目山崎町238番外 | Kyoto-Kawaramachi 京都河原町 400 m | Commercial | ¥6,200,000 US$39,343/㎡ · US$3,655/ft² | +14.8% | — |
| 5 | Nakagyo 京都市中京区 京都市中京区烏丸通六角下る七観音町638番 | Shijo 四条 260 m | Commercial | ¥5,520,000 US$35,028/㎡ · US$3,254/ft² | +10.0% | +33.7% |
| 6 | Minami 京都市南区 京都市南区東九条上殿田町52番 | Kyoto 京都 260 m | Commercial | ¥5,430,000 US$34,456/㎡ · US$3,201/ft² | +22.0% | +78.6% |
| 7 | Higashiyama 京都市東山区 京都市東山区四条通大和大路東入祇園町北側277番 | Gion-Shijo 祇園四条 300 m | Commercial | ¥5,300,000 US$33,632/㎡ · US$3,124/ft² | +16.5% | +65.6% |
| 8 | Shimogyo 京都市下京区 京都市下京区四条通新町東入月鉾町39番1 | Shijo 四条 200 m | Commercial | ¥3,980,000 US$25,255/㎡ · US$2,346/ft² | +12.1% | +42.1% |
| 9 | Nakagyo 京都市中京区 京都市中京区河原町通二条下る2丁目下丸屋町413番4 | Kyoto Shiyakusho-mae 京都市役所前 0 m | Commercial | ¥3,500,000 US$22,210/㎡ · US$2,063/ft² | +10.4% | +47.7% |
| 10 | Nakagyo 京都市中京区 京都市中京区東洞院通御池下る笹屋町436番外 | Karasuma-Oike 烏丸御池 110 m | Commercial | ¥3,300,000 US$20,940/㎡ · US$1,945/ft² | +10.0% | +38.7% |
Biggest one-year rises, commercial (基準地価, 1 July 2026)
| # | Location (point address) | Nearest station | Use | ¥/㎡ | 1 yr | 5 yr |
|---|---|---|---|---|---|---|
| 1 | Minami 京都市南区 京都市南区東九条上殿田町52番 | Kyoto 京都 260 m | Commercial | ¥5,820,000 US$36,931/㎡ · US$3,431/ft² | +18.1% | — |
| 2 | Higashiyama 京都市東山区 京都市東山区新門前通大和大路東入西之町216番2 | Sanjo 三条 170 m | Commercial | ¥1,430,000 US$9,074/㎡ · US$843/ft² | +16.3% | +73.3% |
| 3 | Minami 京都市南区 京都市南区西九条川原城町7番 | Toji 東寺 210 m | Commercial | ¥605,000 US$3,839/㎡ · US$357/ft² | +15.7% | +70.4% |
| 4 | Nakagyo 京都市中京区 京都市中京区錦小路通柳馬場東入東魚屋町194番 | Kyoto-Kawaramachi 京都河原町 380 m | Commercial | ¥3,510,000 US$22,273/㎡ · US$2,069/ft² | +15.1% | — |
| 5 | Shimogyo 京都市下京区 京都市下京区新町通七条下る東塩小路町727番5 | Kyoto 京都 380 m | Commercial | ¥2,760,000 US$17,514/㎡ · US$1,627/ft² | +15.0% | +84.0% |
| 6 | Nakagyo 京都市中京区 京都市中京区河原町通三条下る2丁目山崎町238番ほか1筆 | Kyoto-Kawaramachi 京都河原町 400 m | Commercial | ¥6,430,000 US$40,802/㎡ · US$3,791/ft² | +14.8% | +47.8% |
| 7 | Higashiyama 京都市東山区 京都市東山区四条通大和大路東入祇園町北側277番 | Gion-Shijo 祇園四条 300 m | Commercial | ¥5,600,000 US$35,535/㎡ · US$3,301/ft² | +14.3% | +77.8% |
| 8 | Minami 京都市南区 京都市南区唐橋西平垣町1番6 | Nishioji 西大路 110 m | Commercial | ¥710,000 US$4,505/㎡ · US$419/ft² | +12.9% | +63.6% |
| 9 | Shimogyo 京都市下京区 京都市下京区烏丸通七条下る東塩小路町734番ほか1筆 | Kyoto 京都 250 m | Commercial | ¥9,140,000 US$57,999/㎡ · US$5,388/ft² | +12.8% | — |
| 10 | Shimogyo 京都市下京区 京都市下京区松原通新町東入中野之町172番 | Gojo 五条 500 m | Commercial | ¥854,000 US$5,419/㎡ · US$503/ft² | +12.4% | — |
Biggest one-year rises, residential (基準地価, 1 July 2026)
| # | Location (point address) | Nearest station | Use | ¥/㎡ | 1 yr | 5 yr |
|---|---|---|---|---|---|---|
| 1 | Higashiyama 京都市東山区 京都市東山区三条通北裏白川筋東入堀池町379番1 | Higashiyama 東山 180 m | Residential | ¥520,000 US$3,300/㎡ · US$307/ft² | +8.3% | +38.7% |
| 2 | Minami 京都市南区 京都市南区東九条東御霊町22番16 | Kujo 九条 450 m | Residential | ¥257,000 US$1,631/㎡ · US$152/ft² | +8.0% | +36.7% |
| 3 | Higashiyama 京都市東山区 京都市東山区正面通大和大路東入茶屋町527番16 | Kiyomizu-Gojo 清水五条 750 m | Residential | ¥400,000 US$2,538/㎡ · US$236/ft² | +7.5% | +29.4% |
| 4 | Kamigyo 京都市上京区 京都市上京区大宮通寺之内半丁下る東入西北小路町445番 | Imadegawa 今出川 1,300 m | Residential | ¥300,000 US$1,904/㎡ · US$177/ft² | +7.1% | +30.4% |
| 5 | Minami 京都市南区 京都市南区久世上久世町79番19 | Katsuragawa 桂川 600 m | Residential | ¥248,000 US$1,574/㎡ · US$146/ft² | +6.9% | — |
| 6 | Kamigyo 京都市上京区 京都市上京区室町通下立売上る勘解由小路町156番 | Marutamachi 丸太町 450 m | Residential | ¥820,000 US$5,203/㎡ · US$483/ft² | +6.5% | +26.2% |
| 7 | Shimogyo 京都市下京区 京都市下京区七条通大宮西入花畑町591番5 | Umekoji-Kyotonishi 梅小路京都西 630 m | Residential | ¥346,000 US$2,196/㎡ · US$204/ft² | +6.5% | +31.1% |
| 8 | Nakagyo 京都市中京区 京都市中京区壬生土居ノ内町28番1 | Saiin (Hankyu) 阪急西院 220 m | Residential | ¥434,000 US$2,754/㎡ · US$256/ft² | +6.4% | +33.1% |
| 9 | Nishikyo 京都市西京区 京都市西京区川島梅園町39番 | Rakusaiguchi 洛西口 550 m | Residential | ¥349,000 US$2,215/㎡ · US$206/ft² | +6.1% | +30.2% |
| 10 | Kamigyo 京都市上京区 京都市上京区中筋通石薬師下る新夷町377番1 | Demachiyanagi (Keihan) 京阪出町柳 580 m | Residential | ¥630,000 US$3,998/㎡ · US$371/ft² | +5.9% | +29.9% |
Land price vs what property actually sold for
For the wards where we have a transaction-price page, here are the benchmark land values next to the medians of actual sales in the same ward.
| Area | 公示地価 1 Jan 2026 (median) | 基準地価 1 Jul 2026 (median) | Actual sales, MLIT closed prices 成約価格 (median) | |||
|---|---|---|---|---|---|---|
| Residential | Commercial | Residential | Commercial | Houses with land, ¥/㎡ of land | Resale condos, ¥/㎡ of floor | |
| Kamigyo 京都市上京区 | ¥408,000 US$2,589/㎡ · n=13 | ¥560,000 US$3,554/㎡ · n=5 | ¥535,000 US$3,395/㎡ · n=5 | ¥891,000 US$5,654/㎡ · n=4 | ¥428,571 2025 · US$2,720/㎡ · n=78 | ¥475,714 2025 · US$3,019/㎡ · n=142 |
| Nakagyo 京都市中京区 | ¥378,000 US$2,399/㎡ · n=5 | ¥1,450,000 US$9,201/㎡ · n=22 | ¥374,000 US$2,373/㎡ · n=3 | ¥1,630,000 US$10,343/㎡ · n=11 | ¥570,330 2025 · US$3,619/㎡ · n=112 | ¥747,727 2025 · US$4,745/㎡ · n=352 |
| Shimogyo 京都市下京区 | ¥309,000 US$1,961/㎡ · n=6 | ¥1,160,000 US$7,361/㎡ · n=21 | ¥332,500 US$2,110/㎡ · n=2 | ¥1,715,000 US$10,883/㎡ · n=12 | ¥535,897 2025 · US$3,401/㎡ · n=42 | ¥616,026 2025 · US$3,909/㎡ · n=240 |
| Higashiyama 京都市東山区 | ¥295,000 US$1,872/㎡ · n=7 | ¥1,250,000 US$7,932/㎡ · n=12 | ¥400,000 US$2,538/㎡ · n=3 | ¥1,320,000 US$8,376/㎡ · n=4 | ¥387,762 2025 · US$2,461/㎡ · n=56 | ¥533,333 2025 · US$3,384/㎡ · n=47 |
The last two columns are medians of recorded sales from MLIT's Real Estate Information Library (our price pages), for the latest full year, using brokers' closed prices (成約価格) only; MLIT's separate buyer survey (取引価格・アンケート) is not mixed in. The closed-price data has no land-only sales, so the land-based column is houses with land per ㎡ of land: it includes the building, so it sits above the benchmark land values. Condo prices are per ㎡ of floor area and include the building and only a small share of the site, so they are not comparable one-to-one with land values either. Sales mix differs from the sample plots, and small n moves medians a lot.
How we calculated this
- Data: every sample point of the 2026 Official Land Price (公示地価, 1 Jan 2026, 25,565 points nationwide) and the 2026 Prefectural Land Price Survey (基準地価, 1 Jul 2026, 21,456 points), from MLIT's National Land Numerical Information files. Forest land is excluded (the survey values it per 10 ares, not per ㎡).
- The two surveys are never mixed. They are six months apart, so every median and average is for one survey; where both are shown they sit side by side.
- Median ¥/㎡ is the middle value of the points in that ward, town or station catchment. n is the number of points.
- Year-on-year change is the simple average of each continuing point's change (MLIT's own method); points that are new, re-selected or back from a pause have no change and are not counted (n shows how many were).
- 5-year change is the median change since 2021 of points priced in all six years with no re-selection in between.
- Stations are the "nearest station" field of each point. The two surveys write some names differently (基準地価 often puts the operator first, e.g. OsakaMetro本町 vs 本町), so we normalise names before grouping. Bus stops are left out. English station and ward names are our own romanisation.
- The history chart uses only points priced in every year from 2006 to 2026 (the same sample each year), so it is not moved by points being added or dropped; it is a median of those points, not an index of the whole market.
- US dollars use the ECB reference rate of 2026-09-25 (¥157.59 = US$1) for every year, so the dollar figures show today's value, not the historical exchange rate. 1 ㎡ = 10.764 ft².
Source: "National Land Numerical Information (Land Price Publication data / Prefectural Land Price Survey data)", Ministry of Land, Infrastructure, Transport and Tourism (MLIT): https://nlftp.mlit.go.jp/ksj/gml/datalist/KsjTmplt-L01-2026.html and https://nlftp.mlit.go.jp/ksj/gml/datalist/KsjTmplt-L02-2026.html, licensed under CC BY 4.0. Processed and translated by Japan House Prices: the medians, averages, rankings, station groupings, English names and dollar conversions are our own calculations and are not published or endorsed by MLIT. Japan House Prices is not affiliated with MLIT or any prefecture.
「国土数値情報（地価公示データ）」（国土交通省）（https://nlftp.mlit.go.jp/ksj/gml/datalist/KsjTmplt-L01-2026.html）を加工して作成／「国土数値情報（都道府県地価調査データ）」（国土交通省）（https://nlftp.mlit.go.jp/ksj/gml/datalist/KsjTmplt-L02-2026.html）を加工して作成
National and regional headline changes: 出典：「令和8年都道府県地価調査」（国土交通省）（https://www.mlit.go.jp/report/press/tochi_fudousan_kensetsugyo04_hh_000001_00084.html）; 2026 Official Land Price press release: MLIT.
Exchange rate: ECB euro foreign exchange reference rates (cross rate), 2026-09-25. This page is not a valuation, an offer of property, or investment advice. Last reviewed 2026-09.
Thinking of buying in Kyoto?
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We are not a real estate broker and we do not value property. We introduce you to licensed Japanese brokers (宅地建物取引業者), who handle all property explanations, valuations and negotiations. Official land prices are one reference point; ask the broker for recent comparable sales before you make an offer.
More
Official land prices: Japan land prices 2026 (all areas) · Tokyo land prices by ward · Osaka land prices by ward · Fukuoka land prices by ward · Niseko & Hakuba land prices
Transaction prices (what property actually sold for): Tokyo apartments · Tokyo ¥/㎡ by ward · Kyoto · Fukuoka condos · Niseko · Hakuba. Costs on top of the price: tax & cost calculator. Hazards: earthquake & flood risk by ward. Process: buying in Japan as a foreigner.