What the data says
Central Kyoto costs roughly 40% of central Tokyo per square metre and has moved more slowly. On brokers' closed prices (成約価格, published from 2021) the median resale condo in the four central wards rose from ¥543,000/㎡ in 2021 to ¥633,000/㎡ in 2025: +17%, against +48% for central Tokyo over the same years. Houses are a much bigger part of the market than in Tokyo (1,074 of 4,360 closed-price sales), and the data has no separate category for machiya: traditional townhouses are counted inside “house / building with land”, alongside every other house. Nakagyo is the priciest ward for condos (¥748,000/㎡ in 2025). Higashiyama's condo series rests on only 32 to 47 closed-price sales a year and is noisy. MLIT's separate buyer survey (取引価格・アンケート), shown only as its own line, goes back to 2015: ¥459,000/㎡ then and ¥750,000/㎡ in 2025 (+63%). The two are never combined.
Airbnb / minpaku rules here (absentee owner, nights per year; rules checked 2026-09-27)
- Kyoto City 京都市: Limited; ryokan licence is the usual route. ~60 in residential-only zones (15 Jan–16 Mar only); 180 elsewhere. 1,315 active minpaku registrations (2026-07-15, +348 vs a year earlier).
Most condo buildings ban minpaku in their bylaws, and a licence stays with the operator, not the building. Rules, registrations and upcoming changes by city →
Prices by year
Median sale price, resale condominiums, closed prices
Median price per ㎡ of floor area, resale condominiums: closed prices and buyer survey (two separate series)
Table view: prices by year
Closed prices (成約価格), 2021–2025: the figures used throughout this page. All types = condos and houses (the closed-price data has no land-only sales).
| Year | Sales (all types) | Condo median price | Condo ¥/㎡ | All-types median price | All-types ¥/㎡ |
|---|---|---|---|---|---|
| 2021 | 782 | ¥32.0m | ¥542,857 | ¥33.0m | ¥517,647 |
| 2022 | 786 | ¥33.0m | ¥560,000 | ¥34.0m | ¥546,667 |
| 2023 | 772 | ¥36.0m | ¥600,000 | ¥35.0m | ¥566,667 |
| 2024 | 951 | ¥36.0m | ¥600,000 | ¥34.0m | ¥586,667 |
| 2025 | 1,069 | ¥38.0m | ¥633,333 | ¥36.0m | ¥600,000 |
Buyer survey (取引価格・アンケート), 2015–2025: a separate series, shown for the longer trend only and never combined with the table above. All types = condos, houses and land.
| Year | Sales (all types) | Condo median price | Condo ¥/㎡ | All-types median price | All-types ¥/㎡ |
|---|---|---|---|---|---|
| 2015 | 1,043 | ¥17.0m | ¥458,824 | ¥25.0m | ¥420,000 |
| 2016 | 955 | ¥16.0m | ¥490,909 | ¥24.0m | ¥462,019 |
| 2017 | 1,016 | ¥17.0m | ¥520,000 | ¥28.0m | ¥500,000 |
| 2018 | 955 | ¥18.0m | ¥545,455 | ¥29.0m | ¥520,000 |
| 2019 | 956 | ¥20.0m | ¥600,000 | ¥29.0m | ¥542,262 |
| 2020 | 920 | ¥21.0m | ¥600,000 | ¥26.0m | ¥529,412 |
| 2021 | 1,081 | ¥21.0m | ¥640,000 | ¥30.0m | ¥553,846 |
| 2022 | 938 | ¥24.0m | ¥640,000 | ¥28.0m | ¥564,962 |
| 2023 | 1,072 | ¥22.0m | ¥675,962 | ¥30.0m | ¥600,000 |
| 2024 | 1,024 | ¥25.0m | ¥700,000 | ¥35.0m | ¥640,000 |
| 2025 | 966 | ¥26.0m | ¥750,000 | ¥34.5m | ¥666,667 |
By ward
2025 medians for condo sales; change compares condo ¥/㎡ in 2021 and 2025. Closed prices (成約価格) only.
| Area | Sales 2021–2025 | Sales 2025 | Median price 2025 | Median ¥/㎡ 2025 | ¥/㎡ vs 2021 |
|---|---|---|---|---|---|
| Kamigyo (上京区) | 946 | 220 | ¥32.0m | ¥475,714 | +11% |
| Nakagyo (中京区) | 1,810 | 464 | ¥46.0m | ¥747,727 | +15% |
| Shimogyo (下京区) | 1,181 | 282 | ¥33.5m | ¥616,026 | +16% |
| Higashiyama (東山区) | 423 | 103 | ¥25.0m | ¥533,333 | +11% |
By property type, 2021–2025 (closed prices)
Medians across all years of MLIT's closed prices (成約価格). The ¥/㎡ basis differs by type (floor area for condominiums, land area for houses), so compare ¥/㎡ only within a type. The closed-price data has no land-only sales.
| Type | Sales | Median price | Median ¥/㎡ |
|---|---|---|---|
| Condominium (resale) 中古マンション等 | 3,286 | ¥35.0m ≈ US$222,000 | ¥600,000 per ㎡ of floor area |
| House / building with land 宅地(土地と建物) | 1,074 | ¥34.0m ≈ US$216,000 | ¥470,588 per ㎡ of land area |
Table view: ¥/㎡ by type and year (closed prices)
| Year | Condominium (resale) ¥/㎡ (n) | House / building with land ¥/㎡ (n) |
|---|---|---|
| 2021 | ¥542,857 n=576 | ¥464,583 n=206 |
| 2022 | ¥560,000 n=618 | ¥487,302 n=168 |
| 2023 | ¥600,000 n=582 | ¥463,333 n=190 |
| 2024 | ¥600,000 n=729 | ¥446,316 n=222 |
| 2025 | ¥633,333 n=781 | ¥475,304 n=288 |
Buyer survey (取引価格・アンケート), 2015–2025: by type, including land (separate series)
A separate data set, never combined with the closed prices above. Medians across all years, then by year.
| Type | Sales | Median price | Median ¥/㎡ |
|---|---|---|---|
| Condominium (resale) 中古マンション等 | 5,483 | ¥20.0m ≈ US$127,000 | ¥600,000 per ㎡ of floor area |
| House / building with land 宅地(土地と建物) | 4,228 | ¥37.0m ≈ US$235,000 | ¥458,824 per ㎡ of land area |
| Land only 宅地(土地) | 1,215 | ¥45.0m ≈ US$286,000 | ¥400,000 per ㎡ of land area |
| Year | Condominium (resale) ¥/㎡ (n) | House / building with land ¥/㎡ (n) | Land only ¥/㎡ (n) |
|---|---|---|---|
| 2015 | ¥458,824 n=497 | ¥367,949 n=416 | ¥346,667 n=130 |
| 2016 | ¥490,909 n=443 | ¥440,000 n=375 | ¥340,994 n=137 |
| 2017 | ¥520,000 n=483 | ¥492,821 n=432 | ¥405,000 n=101 |
| 2018 | ¥545,455 n=461 | ¥468,966 n=380 | ¥518,519 n=114 |
| 2019 | ¥600,000 n=481 | ¥450,000 n=367 | ¥402,174 n=108 |
| 2020 | ¥600,000 n=503 | ¥400,000 n=322 | ¥368,421 n=95 |
| 2021 | ¥640,000 n=559 | ¥462,019 n=405 | ¥375,735 n=117 |
| 2022 | ¥640,000 n=507 | ¥418,750 n=333 | ¥387,666 n=98 |
| 2023 | ¥675,962 n=556 | ¥476,923 n=410 | ¥452,696 n=106 |
| 2024 | ¥700,000 n=533 | ¥564,103 n=392 | ¥421,631 n=99 |
| 2025 | ¥750,000 n=460 | ¥565,686 n=396 | ¥443,077 n=110 |
Where in central Kyoto: districts and stations
Most price reports stop at city or ward level. MLIT records the district and nearest station for each sale, so we can show how much prices differ within central Kyoto.
By district: resale condominiums, 2023–2025
Districts with at least 10 resale-condo sales in 2023–2025, largest first. Condo-only, so the ¥/㎡ figures are comparable (per ㎡ of floor area). Closed prices (成約価格) only.
| District | Condo sales | Median ¥/㎡ | ≈ US$/ft² | Median price |
|---|---|---|---|---|
| Honno school district 本能学区 | 92 | ¥735,417 | US$434 | ¥50.0m |
| Joson school district 城巽学区 | 87 | ¥676,923 | US$399 | ¥44.0m |
| Ninna school district 仁和学区 | 32 | ¥438,182 | US$258 | ¥26.0m |
| Hatsune school district 初音学区 | 86 | ¥917,143 | US$541 | ¥54.5m |
| Karaku school district 嘉楽学区 | 53 | ¥316,667 | US$187 | ¥16.0m |
| Yurin school district 有隣学区 | 63 | ¥650,000 | US$383 | ¥30.0m |
| Nissho school district 日彰学区 | 65 | ¥1,000,000 | US$590 | ¥67.0m |
| Tatsuike school district 龍池学区 | 55 | ¥955,556 | US$563 | ¥62.0m |
| Demizu school district 出水学区 | 35 | ¥493,333 | US$291 | ¥35.0m |
| Meirin school district 明倫学区 | 56 | ¥853,939 | US$503 | ¥57.0m |
| Ryuchi school district 柳池学区 | 57 | ¥1,050,000 | US$619 | ¥70.0m |
| Seisen school district 醒泉学区 | 51 | ¥616,667 | US$364 | ¥32.0m |
By nearest station: resale condominiums, 2023–2025
Nearest stations with at least 10 resale-condo sales in 2023–2025, largest first. Condo-only, so the ¥/㎡ figures are comparable (per ㎡ of floor area). Closed prices (成約価格) only.
| Nearest station | Condo sales | Median ¥/㎡ | ≈ US$/ft² | Median price |
|---|---|---|---|---|
| Karasuma-Oike 烏丸御池 | 254 | ¥902,632 | US$532 | ¥58.0m |
| Imadegawa 今出川 | 182 | ¥475,962 | US$281 | ¥26.0m |
| Nijo 二条 | 113 | ¥525,000 | US$310 | ¥37.0m |
| Omiya 大宮(京都) | 146 | ¥452,273 | US$267 | ¥27.5m |
| Gojo 五条(京都市営) | 138 | ¥640,000 | US$377 | ¥37.0m |
| Shijo 四条(京都市営) | 136 | ¥735,417 | US$434 | ¥42.0m |
| Marutamachi 丸太町(京都市営) | 103 | ¥650,000 | US$383 | ¥39.0m |
| Tambaguchi 丹波口 | 79 | ¥480,000 | US$283 | ¥28.0m |
| Emmachi 円町 | 40 | ¥356,818 | US$210 | ¥20.0m |
| Kiyomizu-Gojo 清水五条 | 73 | ¥542,857 | US$320 | ¥26.0m |
| Nijojo-mae 二条城前 | 83 | ¥657,143 | US$387 | ¥40.0m |
| Kyoto-Kawaramachi 京都河原町 | 95 | ¥680,000 | US$401 | ¥38.0m |
In your currency
Converted at ECB reference rates of 2026-09-25: ¥157.59 = 1 USD, ¥110.79 = 1 AUD, ¥20.09 = 1 HKD, ¥123.39 = 1 SGD. The same rate is applied to every figure, so these are today's-money conversions of yen prices, not what was paid at the time. Your bank's rate and fees will differ. Closed prices (成約価格).
| JPY | USD | AUD | HKD | SGD | |
|---|---|---|---|---|---|
| Median price, 2025 (condo) | ¥38,000,000 | US$241,000 | A$343,000 | HK$1.89m | S$308,000 |
| Median ¥/㎡, 2025 | ¥633,333 | US$4,019 | A$5,717 | HK$31,524 | S$5,133 |
| Median price per ft², 2025 | ¥58,839 | US$373 | A$531 | HK$2,929 | S$477 |
Exchange rates matter as much as prices. At each year's average rate (¥110 per US$ in 2021, ¥150 in 2025), the median ¥/㎡ for resale condominiums, closed prices went from about US$4,941 to US$4,232 per ㎡: -14% in dollar terms, against +17% in yen. Dollar-based owners who bought in 2021 have seen a smaller gain than the yen figures suggest, and dollar-based buyers today pay less in their own currency than the yen trend implies.
Read this before relying on the numbers
- Two price series, never mixed. MLIT publishes brokers' closed prices (成約価格情報, from 2021) and, separately, a buyer survey (取引価格・アンケート, from before 2015). Every level figure on this page (medians, ¥/㎡, districts, stations, currencies, the typical-property example) uses closed prices only. The buyer survey appears only as its own labelled line and table, for the longer trend: it includes many more small investment studios, so its medians sit below closed prices and the two lines must not be read as one series. The same sale can appear in both.
- Mix effects. A median moves when the mix of what sold changes (size, age, tower vs. low-rise, location), even if like-for-like prices don't. The data does not let us hold quality constant; this is not a repeat-sales index.
- ¥/㎡ bases differ. Condominium ¥/㎡ is per ㎡ of floor area; houses and land are per ㎡ of land. Don't compare across types.
- Stations and districts are as recorded by MLIT (nearest station; district = 町名). A nearest station can lie outside the ward. English names are our romanisation.
- Kyoto “districts” are school districts (学区), the traditional neighbourhood units MLIT uses for central Kyoto, not postal areas.
- Machiya are not identifiable. Traditional wooden townhouses are mixed into “house / building with land”; this page cannot give a machiya price.
Methodology
- Data: Brokers' closed prices (成約価格情報), 2021Q1–2025Q4, for every level figure; and, only as a separate labelled series, the buyer-survey transaction prices (不動産取引価格情報), 2015Q1–2025Q4 for Central Kyoto (4 wards) (京都市中心4区（上京・中京・下京・東山）; municipality code 26102,26104,26105,26106), from the MLIT Real Estate Information Library. Fetched 2026-09-29.
- Median, not average: a few very large sales (whole buildings, development land) would distort an average.
- ¥/㎡: price divided by recorded area: floor area for condominiums, land area for land and land-with-building sales.
- Coverage: MLIT publishes brokers' closed prices (REINS-based, from 2021) and, separately, prices reported through its buyer survey. We select each record by MLIT's price-type field (価格情報区分) and never pool the two. Neither covers every sale, and prices and areas are rounded.
- Year: the quarter of the transaction recorded by MLIT, grouped by calendar year.
- “All property types” = land, land with building, and resale condominiums. Forest land and farmland are shown only in the by-type table.
- Excluded as non-market: sales flagged by MLIT as between related parties, court auctions/mediation, or purchase of adjoining land.
- Plots recorded only as “2,000㎡ or more” / “5,000㎡ or more” are counted in price medians but not in ¥/㎡.
- The latest year shown is the last complete calendar year; newer quarters are held back until the year is complete.
- Newest data available at fetch time: 2026Q1.
Official land price here (基準地価, 1 July 2026, published September 2026)
| Area | Residential median ¥/㎡ | Commercial median ¥/㎡ | 1 yr, all uses | 5 yr, all uses |
|---|---|---|---|---|
| Kamigyo 京都市上京区 | ¥535,000 US$3,395/㎡ · n=5 | ¥891,000 US$5,654/㎡ · n=4 | +6.5% n=9 | +29.9% n=9 |
| Nakagyo 京都市中京区 | ¥374,000 US$2,373/㎡ · n=3 | ¥1,630,000 US$10,343/㎡ · n=11 | +8.1% n=14 | +33.5% n=12 |
| Shimogyo 京都市下京区 | ¥332,500 US$2,110/㎡ · n=2 | ¥1,715,000 US$10,883/㎡ · n=12 | +9.1% n=14 | +34.2% n=10 |
| Higashiyama 京都市東山区 | ¥400,000 US$2,538/㎡ · n=3 | ¥1,320,000 US$8,376/㎡ · n=4 | +10.0% n=7 | +38.7% n=5 |
Appraised benchmark values per ㎡ of land (as if vacant), not transaction prices, and not comparable one-to-one with the sale prices above (which include buildings and, for condos, are per ㎡ of floor area). n = sample points. Processed from MLIT National Land Numerical Information (CC BY 4.0); our medians. USD at ECB 2026-09-25. Official land prices by ward and station, 2006–2026 →
Disaster risk here (public hazard data, area level)
| Area | JMA 6-lower, 30 yr median (range) | River flood ≥0.5 m share of area | Landslide zones | Pre-1981 condos share of 2021–25 sales; contract + survey data |
|---|---|---|---|---|
| Kamigyo 京都市上京区 | 14% (5%–15%) | 7% | not shown* | 12% |
| Nakagyo 京都市中京区 | 15% (6%–17%) | 47% | not shown* | 7% |
| Shimogyo 京都市下京区 | 17% (16%–20%) | 66% | not shown* | 3% |
| Higashiyama 京都市東山区 | 7% (4%–24%) | 14% | not shown* | 5% |
* Kyoto Prefecture's landslide data may not be used on commercial sites.
Busiest stations on this page:
- Karasuma-Oike 烏丸御池: 15% (6-lower, 30 yr); ≥0.5 m river flood on 33% of the 500 m circle
- Imadegawa 今出川: 14% (6-lower, 30 yr); ≥0.5 m river flood on <1% of the 500 m circle
- Gojo 五条: 17% (6-lower, 30 yr); ≥0.5 m river flood on 90% of the 500 m circle
Earthquake: J-SHIS 2024 (processed). Flood: MLIT maximum-scale river-flood zones; drain and sewer (内水) flooding is not included. Figures describe the area, not a building. We do not give insurance or building-inspection advice; this page summarises public data. Earthquake & flood risk by ward and station, and what the 1981 standard means →
What would a typical property here cost in total?
Taxes and fees on top of the price, and the property taxes due every year, for a typical sale in central Kyoto. Worked out with our Japan property tax & cost calculator: open it to change any assumption, add rent for yield and withholding, or a sale for capital-gains tax.
Central Kyoto: typical resale condo: ¥38.0m
Price = 2025 median resale-condo closed price (成約価格) in Central Kyoto (4 wards) (MLIT, n=781); floor area 60㎡ = price ÷ median ¥633,333/㎡. Assumes: 30% of the price is land; built 2005; reinforced concrete; non-resident buyer; let to a long-term tenant; city planning tax included.
Central Kyoto: typical house (incl. machiya): ¥35.0m
Price = 2025 median house-with-land closed price (成約価格) in Central Kyoto (4 wards) (MLIT, n=288); land 74㎡ = price ÷ median ¥475,304/㎡ of land. Assumes: land is 75% of the price (74㎡ × 2026 公示地価 residential median ¥355,000/㎡); 120㎡ wooden house built 2005; non-resident buyer; used as a holiday / second home; city planning tax included. Note: Kyoto city plans a separate tax on vacant and second homes (非居住住宅利活用促進税), not included.
Estimates only — confirm with a licensed Japanese tax accountant (税理士). Local taxes use an assumed assessed value (land 70%, building 60% of each part of the price); the real figure is on the seller's tax bill. Last reviewed 2026-09.
Can you get a mortgage to buy in central Kyoto? It depends on your residency status: permanent residents borrow like Japanese nationals, a few banks lend to foreigners living in Japan on a visa, and buyers living abroad have only a handful of options (mostly for Taiwan and Hong Kong), usually with 30–50% down. See Japanese mortgages for foreigners: lenders by residency status (updated monthly), or estimate the monthly repayment: permanent resident · living in Japan, no PR · living abroad. We are not a lender and receive no fees from banks.
Source: MLIT Real Estate Information Library (processed by Japan House Prices). https://www.reinfolib.mlit.go.jp/ — 出典：国土交通省 不動産情報ライブラリ（https://www.reinfolib.mlit.go.jp/）のデータを加工して作成. Original content: Transaction prices (不動産取引価格情報) and contract prices (成約価格情報). We filtered, grouped and took medians of the published records; the resulting figures are our own and are not published or endorsed by MLIT (国土交通省).
Exchange rates: ECB euro foreign exchange reference rates of 2026-09-25. Past transaction prices do not predict future prices; this page is not a valuation, an offer of property, or investment advice. Last reviewed 2026-09.
Thinking of buying in central Kyoto?
We can introduce you to licensed local brokers who work with overseas buyers. We are not a real estate broker; we introduce you to licensed Japanese brokers. We don't describe, recommend or negotiate properties, and we don't charge buyers. Brokers may pay us a referral fee.
More price pages
Niseko property prices · Hakuba property prices · Furano property prices · Myoko property prices · Rusutsu property prices · Nozawa Onsen property prices · Central Tokyo apartment prices · Chiyoda apartment prices · Chuo apartment prices · Minato apartment prices · Shinjuku apartment prices · Shibuya apartment prices · Tokyo price per square metre, by ward · Tokyo condo prices — monthly tracker
New to buying in Japan? Read our step-by-step guide for foreign buyers. Rules for foreign buyers are changing: see the foreign ownership rules tracker. Planning to rent it out short-term? See Airbnb (minpaku) rules by city. Need a loan? See mortgages for foreigners by residency status. Worried about earthquakes and floods? See Tokyo earthquake & flood risk by ward (with prices).