What the data says
A typical resale condo in Sapporo's ten wards sold for US$127,000 (¥20.0m) in 2025, or US$143/ft² (¥242,857/㎡), across 2,709 broker-reported closed sales. The city-wide figure was -5.0% on 2024 and +9.3% over 2021–2025: broadly flat since 2022. Chuo ward is the exception, the most expensive ward and still rising: US$198/ft² (¥335,088/㎡), +5.5% on 2024 and +23.8% since 2021.
The same figures in other currencies (ECB rates of 2026-09-25; TWD: U.S. Federal Reserve H.10 rate of 2026-09-18):
| JPY | USD | AUD | HKD | SGD | TWD | |
|---|---|---|---|---|---|---|
| Resale condo, 10 wards (median) | ¥20.0m | US$127,000 | A$181,000 | HK$995,000 | S$162,000 | NT$4.06m |
| Resale condo, Chuo ward (median) | ¥28.0m | US$178,000 | A$253,000 | HK$1.39m | S$227,000 | NT$5.68m |
| House, 10 wards (median) | ¥25.0m | US$159,000 | A$226,000 | HK$1.24m | S$203,000 | NT$5.07m |
| Land plot, 10 wards (median, buyer survey) | ¥18.0m | US$114,000 | A$162,000 | HK$896,000 | S$146,000 | NT$3.65m |
Prices by ward (2025)
Condos and houses use closed prices (成約価格, reported by brokers through REINS, from 2021). Land has no closed prices, so the land table uses MLIT's buyer survey (取引価格・アンケート) and says so. The two are never added together.
Resale condos (closed prices)
| Ward | Sales 2025 | Median price | Per sq ft floor area | ¥/㎡ vs 2024 |
|---|---|---|---|---|
| Chuo 中央区 | 914 | US$178,000 ¥28.0m | US$198/ft² ¥335,088/㎡ | +5.5% |
| Higashi 東区 | 205 | US$152,000 ¥24.0m | US$168/ft² ¥284,211/㎡ | +2.5% |
| Nishi 西区 | 300 | US$121,000 ¥19.0m | US$146/ft² ¥248,077/㎡ | +2.3% |
| Kita 北区 | 252 | US$114,000 ¥18.0m | US$137/ft² ¥231,933/㎡ | +6.7% |
| Atsubetsu 厚別区 | 146 | US$117,000 ¥18.5m | US$134/ft² ¥226,667/㎡ | -10.3% |
| Shiroishi 白石区 | 224 | US$114,000 ¥18.0m | US$133/ft² ¥225,000/㎡ | -10.9% |
| Toyohira 豊平区 | 390 | US$102,000 ¥16.0m | US$118/ft² ¥200,000/㎡ | -14.6% |
| Kiyota 清田区 | 49 | US$95,000 ¥15.0m | US$105/ft² ¥177,778/㎡ | +7.2%* |
| Teine 手稲区 | 77 | US$82,000 ¥13.0m | US$96/ft² ¥162,500/㎡ | -6.7% |
| Minami 南区 | 152 | US$59,000 ¥9.35m | US$64/ft² ¥108,125/㎡ | -22.7% |
| Sapporo (10 wards) | 2,709 | US$127,000 ¥20.0m | US$143/ft² ¥242,857/㎡ | -5.0% |
Sorted by price per ㎡. * fewer than 50 sales in 2025: the year-on-year change is noisy.
Houses, land + building (closed prices)
| Ward | Sales 2025 | Median price | Per sq ft land area | ¥/㎡ vs 2024 |
|---|---|---|---|---|
| Chuo 中央区 | 86 | US$305,000 ¥48.0m | US$177/ft² ¥300,000/㎡ | +24.1% |
| Shiroishi 白石区 | 151 | US$190,000 ¥30.0m | US$118/ft² ¥200,000/㎡ | +3.8% |
| Toyohira 豊平区 | 124 | US$232,000 ¥36.5m | US$115/ft² ¥195,180/㎡ | +23.4% |
| Nishi 西区 | 206 | US$190,000 ¥30.0m | US$93/ft² ¥157,359/㎡ | +8.2% |
| Higashi 東区 | 242 | US$171,000 ¥27.0m | US$90/ft² ¥151,923/㎡ | +3.8% |
| Atsubetsu 厚別区 | 89 | US$171,000 ¥27.0m | US$76/ft² ¥129,412/㎡ | +4.5% |
| Kita 北区 | 320 | US$159,000 ¥25.0m | US$69/ft² ¥117,708/㎡ | +5.1% |
| Kiyota 清田区 | 163 | US$140,000 ¥22.0m | US$59/ft² ¥100,000/㎡ | -18.0% |
| Teine 手稲区 | 217 | US$140,000 ¥22.0m | US$58/ft² ¥97,778/㎡ | -6.3% |
| Minami 南区 | 199 | US$89,000 ¥14.0m | US$35/ft² ¥60,000/㎡ | -10.0% |
| Sapporo (10 wards) | 1,797 | US$159,000 ¥25.0m | US$74/ft² ¥125,000/㎡ | +1.6% |
Per sq ft of land area, building included — not comparable with the condo figures.
Land (buyer survey)
| Ward | Sales 2025 | Median price | Per sq ft land area | ¥/㎡ vs 2024 |
|---|---|---|---|---|
| Chuo 中央区 | 112 | US$244,000 ¥38.5m | US$138/ft² ¥234,901/㎡ | -9.4% |
| Toyohira 豊平区 | 91 | US$146,000 ¥23.0m | US$75/ft² ¥126,667/㎡ | -1.7% |
| Nishi 西区 | 168 | US$143,000 ¥22.5m | US$65/ft² ¥110,714/㎡ | -4.7% |
| Atsubetsu 厚別区 | 80 | US$140,000 ¥22.0m | US$65/ft² ¥109,762/㎡ | -0.7% |
| Higashi 東区 | 200 | US$121,000 ¥19.0m | US$64/ft² ¥107,879/㎡ | +4.0% |
| Shiroishi 白石区 | 164 | US$114,000 ¥18.0m | US$50/ft² ¥85,185/㎡ | -19.7% |
| Kita 北区 | 203 | US$95,000 ¥15.0m | US$45/ft² ¥76,073/㎡ | +4.8% |
| Kiyota 清田区 | 48 | US$89,000 ¥14.0m | US$41/ft² ¥68,810/㎡ | +2.8%* |
| Teine 手稲区 | 115 | US$95,000 ¥15.0m | US$39/ft² ¥66,667/㎡ | +11.1% |
| Minami 南区 | 122 | US$63,000 ¥10.0m | US$22/ft² ¥37,576/㎡ | +7.4% |
| Sapporo (10 wards) | 1,303 | US$114,000 ¥18.0m | US$53/ft² ¥90,596/㎡ | -1.2% |
The other series: buyer-survey prices for condos and houses (2025)
MLIT's buyer survey covers some of the same sales, so it is shown on its own, never averaged in. For houses it runs far above the closed prices (Chuo: ¥110m vs ¥48.0m) because it includes more land with old buildings and business property; use the closed prices for houses.
Resale condos (survey)
| Ward | Responses | Median price | ¥/㎡ |
|---|---|---|---|
| Chuo | 434 | ¥28.0m | ¥369,615 |
| Higashi | 123 | ¥22.0m | ¥293,333 |
| Nishi | 173 | ¥20.0m | ¥292,308 |
| Atsubetsu | 77 | ¥19.0m | ¥271,429 |
| Shiroishi | 107 | ¥18.0m | ¥254,545 |
| Toyohira | 222 | ¥17.0m | ¥244,958 |
| Teine | 31 | ¥15.0m | ¥200,000 |
| Kiyota | 27 | ¥15.0m | ¥187,500 |
| Kita | 162 | ¥11.0m | ¥177,500 |
| Minami | 67 | ¥6.90m | ¥96,923 |
Houses (survey)
| Ward | Responses | Median price | ¥/㎡ |
|---|---|---|---|
| Chuo | 135 | ¥110m | ¥415,476 |
| Toyohira | 169 | ¥42.0m | ¥219,111 |
| Shiroishi | 178 | ¥40.0m | ¥191,429 |
| Nishi | 194 | ¥36.0m | ¥177,124 |
| Higashi | 197 | ¥34.0m | ¥167,262 |
| Atsubetsu | 66 | ¥32.0m | ¥125,641 |
| Kita | 250 | ¥27.0m | ¥121,739 |
| Teine | 124 | ¥23.0m | ¥108,095 |
| Kiyota | 106 | ¥26.5m | ¥103,030 |
| Minami | 121 | ¥14.0m | ¥59,776 |
Ward ranking
Resale condo price per sq ft by ward (2025)
Chuo (Odori, Susukino, Maruyama) leads, then Higashi and Nishi; Minami (Makomanai, towards Jozankei) is the cheapest. Some rankings online put Kita ward first; in MLIT's closed prices Kita has been at ¥200,000–230,000/㎡ every year since 2021 and never near the top.
Trend 2021–2025 (closed prices)
Median ¥ per ㎡, resale condos, 2021–2025
Table view: median ¥/㎡ by ward and year
| Ward | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|
| Chuo | ¥271k n=777 | ¥300k n=778 | ¥311k n=723 | ¥318k n=843 | ¥335k n=914 |
| Kita | ¥200k n=195 | ¥214k n=209 | ¥213k n=184 | ¥217k n=227 | ¥232k n=252 |
| Higashi | ¥243k n=145 | ¥288k n=149 | ¥286k n=127 | ¥277k n=160 | ¥284k n=205 |
| Shiroishi | ¥224k n=199 | ¥240k n=179 | ¥231k n=156 | ¥253k n=195 | ¥225k n=224 |
| Toyohira | ¥200k n=323 | ¥240k n=331 | ¥228k n=314 | ¥234k n=326 | ¥200k n=390 |
| Minami | ¥126k n=115 | ¥133k n=120 | ¥106k n=105 | ¥140k n=126 | ¥108k n=152 |
| Nishi | ¥230k n=287 | ¥233k n=263 | ¥264k n=267 | ¥242k n=262 | ¥248k n=300 |
| Atsubetsu | ¥212k n=151 | ¥240k n=152 | ¥244k n=128 | ¥253k n=161 | ¥227k n=146 |
| Teine | ¥176k n=50 | ¥188k n=51 | ¥167k n=52 | ¥174k n=52 | ¥162k n=77 |
| Kiyota | ¥156k n=46 | ¥165k n=49 | ¥172k n=46 | ¥166k n=36 | ¥178k n=49 |
| Sapporo (10 wards) | ¥222k n=2288 | ¥244k n=2281 | ¥250k n=2102 | ¥256k n=2388 | ¥243k n=2709 |
Single-year changes swing by 15–20% even in wards with hundreds of sales; read the five-year direction.
The longer view (2015–2025): buyer survey
On the survey line, Sapporo's resale condo median went from ¥176,471/㎡ in 2015 to ¥270,588 in 2025 (+53%); Chuo from ¥208,596 to ¥369,615 (+77%). Shown separately from the closed prices.
The separate buyer-survey series, resale condos ¥/㎡, 2015–2025
Stations (2023–2025, resale condos)
Three years of closed sales grouped by nearest station; the 20 highest ¥/㎡ among the 56 stations with at least 40 sales. Odori: US$356/ft² (58 sales); Sapporo Station (JR + subway): US$312/ft² (264); Maruyama-Koen, the busiest: US$194/ft² (331).
| Station | Sales | Per sq ft | Median price | Median size |
|---|---|---|---|---|
| Odori 大通 Chuo ward | 58 | US$356/ft² ¥603,409/㎡ | US$270,000 ¥42.5m | 65㎡ |
| Sapporo Station (JR + subway) 札幌駅 Kita ward | 264 | US$312/ft² ¥529,706/㎡ | US$247,000 ¥39.0m | 75㎡ |
| Bus Center-mae バスセンター前 Chuo ward | 213 | US$299/ft² ¥507,692/㎡ | US$247,000 ¥39.0m | 80㎡ |
| Naebo 苗穂 Chuo ward | 98 | US$274/ft² ¥464,583/㎡ | US$232,000 ¥36.5m | 80㎡ |
| Susukino (incl. Hosui-Susukino) すすきの Chuo ward | 88 | US$264/ft² ¥447,321/㎡ | US$168,000 ¥26.5m | 60㎡ |
| Kita 12-jo 北１２条 Kita ward | 68 | US$253/ft² ¥429,167/㎡ | US$181,000 ¥28.5m | 65㎡ |
| Nishi 11-chome 西１１丁目 Chuo ward | 207 | US$243/ft² ¥412,500/㎡ | US$203,000 ¥32.0m | 75㎡ |
| Soen 桑園 Chuo ward | 146 | US$211/ft² ¥358,571/㎡ | US$197,000 ¥31.0m | 85㎡ |
| Kita 13-jo Higashi 北１３条東 Higashi ward | 56 | US$200/ft² ¥338,750/㎡ | US$206,000 ¥32.5m | 85㎡ |
| Hibarigaoka ひばりが丘(北海道) Atsubetsu ward | 76 | US$198/ft² ¥335,088/㎡ | US$162,000 ¥25.5m | 85㎡ |
| Nishi 18-chome 西１８丁目 Chuo ward | 241 | US$197/ft² ¥333,333/㎡ | US$171,000 ¥27.0m | 75㎡ |
| Maruyama-Koen 円山公園 Chuo ward | 331 | US$194/ft² ¥329,412/㎡ | US$190,000 ¥30.0m | 85㎡ |
| Nishi 28-chome 西２８丁目 Chuo ward | 278 | US$186/ft² ¥315,966/㎡ | US$190,000 ¥30.0m | 85㎡ |
| Horohirabashi 幌平橋 Chuo ward | 98 | US$183/ft² ¥310,556/㎡ | US$165,000 ¥26.0m | 85㎡ |
| Higashi-Sapporo 東札幌 Shiroishi ward | 147 | US$177/ft² ¥300,000/㎡ | US$178,000 ¥28.0m | 85㎡ |
| Kotoni (JR) 琴似(ＪＲ) Nishi ward | 157 | US$177/ft² ¥300,000/㎡ | US$159,000 ¥25.0m | 75㎡ |
| Kotoni (subway) 琴似(札幌市営) Nishi ward | 230 | US$174/ft² ¥295,195/㎡ | US$155,000 ¥24.5m | 80㎡ |
| Miyanosawa 宮の沢 Nishi ward | 136 | US$172/ft² ¥292,513/㎡ | US$165,000 ¥26.0m | 85㎡ |
| Misono 美園 Toyohira ward | 42 | US$169/ft² ¥286,176/㎡ | US$165,000 ¥26.0m | 85㎡ |
| Motomachi 元町(札幌) Higashi ward | 54 | US$166/ft² ¥281,746/㎡ | US$140,000 ¥22.0m | 80㎡ |
Nearest station as recorded by MLIT. “Sapporo Station” = JR Sapporo + subway Sapporo; “Susukino” = Susukino + Hosui-Susukino. Ward = the ward with most of that station's sales. Romanisation is ours.
Official land prices 2026 (公示地価)
Check which average you are reading. The widely quoted “Sapporo +2.4%” and “Chuo +5.6%” for 2026 are all-use averages. Residential land in Sapporo rose +1.1% (previous year +2.9%); in Chuo ward residential +2.5% and commercial +8.0%. City-wide commercial: +4.6% (previous +6.0%).
Of 299 continuing residential points (1 January 2026), 143 rose, 148 were flat and 8 fell; the rise was smaller than a year earlier in all ten wards, Teine was flat and Kiyota turned slightly negative. The 1 July 2026 survey (基準地価): residential +0.7% (previous +1.4%), commercial +5.0%.
| Ward | Residential median ¥/㎡ | Residential avg. change | Commercial median ¥/㎡ | Commercial avg. change | Residential 5 yr median, 2021→2026 |
|---|---|---|---|---|---|
| Chuo | ¥230,000 26 points | +2.5% prev. +3.5% | ¥634,500 34 points | +8.0% prev. +9.4% | +41.9% |
| Kita | ¥72,300 45 points | +0.5% prev. +2.7% | ¥217,000 19 points | +4.6% prev. +5.6% | +44.3% |
| Higashi | ¥112,000 37 points | +1.9% prev. +3.1% | ¥169,000 17 points | +5.1% prev. +6.0% | +46.8% |
| Shiroishi | ¥132,500 28 points | +1.8% prev. +4.7% | ¥167,000 17 points | +3.8% prev. +5.4% | +47.2% |
| Toyohira | ¥151,000 31 points | +1.8% prev. +4.1% | ¥234,000 13 points | +3.9% prev. +6.4% | +40.7% |
| Minami | ¥31,600 36 points | +0.3% prev. +2.4% | ¥86,000 11 points | +1.7% prev. +3.4% | +26.5% |
| Nishi | ¥136,000 29 points | +1.8% prev. +2.7% | ¥206,000 17 points | +3.6% prev. +4.2% | +42.5% |
| Atsubetsu | ¥107,000 26 points | +0.7% prev. +3.3% | ¥204,000 9 points | +3.0% prev. +5.3% | +36.5% |
| Teine | ¥76,150 28 points | ±0.0% prev. +0.8% | ¥102,000 9 points | +2.3% prev. +2.7% | +46.7% |
| Kiyota | ¥82,050 18 points | -0.3% prev. +0.9% | ¥95,000 5 points | +2.0% prev. +4.8% | +46.6% |
| Sapporo City | ¥99,000 304 points | +1.1% prev. +2.9% | ¥217,000 151 points | +4.6% prev. +6.0% | +42.7% |
Appraised value of bare land per ㎡, not a sale price. Average changes are Sapporo City's published figures; medians and five-year changes are our calculation. Official documents: Sapporo City, 2026 Land Price Publication (PDF, Japanese) · 2026 Land Price Survey (PDF).
Before buying in Sapporo
- Foreigners can buy freehold land and buildings; buying does not give a visa. From 5 October 2026 individuals registering as owners must declare their nationality (not shown on the public register) — see the foreign ownership rules tracker.
- Budget roughly 6–10% on top of the price for brokerage, taxes and fees; tax & cost calculator.
- Long, snowy winters: houses need snow clearing and heating; empty homes need frost protection for pipes. Condo management fees and repair reserves are not in these prices and tend to rise with building age.
- Short-term letting: minpaku rules, Sapporo. Owner duties from abroad: owner checklist 2026.
Read this before relying on the numbers
- Closed prices and the buyer survey are never pooled. Condo and house levels use closed prices (2021+); land and the long view use the survey, labelled.
- Mix effects. A median moves when the mix of what sold changes; this is not a repeat-sales index. Resale only: new-build condos are not in the data.
- Latest quarter (2026 Q1) can still gain records; the level figures use full-year 2025.
- Currencies use one rate for every period, so trends are yen trends. Past prices do not predict future prices.
Local agents in this area (not affiliated)
- ENYA (圓家株式会社): Chuo ward; Traditional Chinese, Korean and English
- ResCom Hokkaido (レスコム北海道合同会社): Chuo ward; English, with services for overseas owners
- Hokkaido Property (株式会社Hokkaido Property): Shiroishi ward, also Niseko, Otaru and Furano; English
- taft international (株式会社タフト): Kita ward; English, Chinese and Cantonese
Names taken from the companies' own public websites, so you can see who is active locally. We have no agreement with any of them, this is not a recommendation, and we have not checked their licences on MLIT's register. Contact them directly, or use the form below.
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: contract prices (成約価格情報) and transaction prices (不動産取引価格情報), Sapporo's ten wards (codes 01101–01110), 2015Q1–2026Q1. Related-party deals, auctions/mediation and adjoining-land purchases excluded. We filtered, grouped and took medians; the figures are our own and are not published or endorsed by MLIT (国土交通省).
Land prices: 「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 (CC BY 4.0); average changes as published by Sapporo City.
Exchange rates: ECB euro foreign exchange reference rates of 2026-09-25; TWD: U.S. Federal Reserve H.10 via FRED, 2026-09-18. This page is not a valuation, an offer of property, or investment advice. Last reviewed 2026-09.
We are not a real estate broker; we introduce you to licensed Japanese brokers (宅地建物取引業者), who handle all property explanations and negotiations. Brokers may pay us a referral fee; buyers pay us nothing.
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