Ehime Housing Market 2026: Matsuyama Softens as People Leave
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 2,335
In short
- 1Among the fastest outflows in Japan
In 2025 about 5,700 more people left Ehime than arrived, a net loss of 4.5 per 1,000 residents, one of the highest rates in Japan.
- 2Prices turning down
Condo prices per m² have edged down over the last five years, and Matsuyama's are about 12% lower.
- 3Cheap relative to rent
A median condo costs about 26 years of the local median rent.
The answers, compared
What does a home cost?
¥14.0M
median used condo · ¥213k/m²
62% below the Japan median
39 of 47 prefectures, highest first
Are prices rising?
-11.1%
over 5 years
Slower than Japan (+33.4%)
45 of 47 prefectures, highest first
Can local earners afford it?
4.2× income
median price ÷ average taxable income
Easier than Japan (6.6×)
41 of 47 prefectures, highest first
Rent or buy?
26years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
39 of 47 prefectures, highest first
Are people moving in?
-5.6%
population, 2020–25
Shrinking faster than Japan (-2.5%)
35 of 47 prefectures, highest first
How risky is it?
55%
chance of strong shaking (6-lower+) in 30 years
Higher than Japan (38%)
11 of 47 prefectures, highest first
Rent in Ehime
The average private rental costs ¥48k a month (2023), +3.6% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | EhimeJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥39k vs 2018 +3.5% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥45k vs 2018 +1.7% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥53k vs 2018 +3.5% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥60k vs 2018 +11.5% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥53k vs 2018 -0.2% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥49k vs 2018 -12.7% · Japan: ¥91k |
- Rent per m²
- ¥1,121
- median, per month · Japan: ¥1,598
- The median used condo (¥14.0M, 70 m²) costs about 19 years of average rent for a similar-sized home (¥60k a month).
- Excludes management fees, repair reserve, property tax and mortgage interest.
Source: Statistics Bureau of Japan, Housing and Land Survey 2023. Privately owned rentals (excluding rent-free homes), monthly rent without management fees. These averages include older homes, so they run below asking rents for newly listed units. 144,300 rented homes.
Among the fastest outflows in Japan
In 2025 about 5,700 more people left Ehime than arrived, a net loss of 4.5 per 1,000 residents, one of the highest rates in Japan. The population fell 5.6% between 2020 and 2025, and households fell too. 12.2% of homes are abandoned, about twice the national rate.
Prices turning down
Condo prices per m² have edged down over the last five years, and Matsuyama's are about 12% lower. On the government's fixed benchmark sites, residential land fell about 3.5% and commercial land about 3% over five years. Matsuyama's castle area became a government urban renewal zone in 2024, which may support the center.
Cheap relative to rent
A median condo costs about 26 years of the local median rent. Condos lose a quarter of their value by about 12 years old.
Hazards
Ehime faces a 55% chance of 6-lower shaking within 30 years. About 25% of benchmark sites are in tsunami inundation zones and about 5% in landslide warning areas; the 2018 floods hit southern Ehime hard.
Living in Ehime: people, homes and risks
- Population 2025
- 1,260,088
- -5.6% since 2020
- Japan: -2.5%
- Net moves in 2025
- -5,694
- -4.52 per 1,000 residents
- Vacant homes (2023)
- 19.8%
- 12.2% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥45k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 55.1%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.4M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 1.4%
- 18,296 registered residents in 2024
- Japan: 3.0%
- Clinics
- 9.8
- per 10,000 residents; 135 hospitals, 671 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥41k/m²
- -0.4% in a year · -3.5% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 58.8%
- of 240 benchmark sites in a worst-case flood zone (5.8% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 24.6%
- of 240 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 4.6%
- of 240 benchmark sites in a landslide warning area
- Japan: 2.6%
Urban renewal zones
Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.
- Matsuyama Castle area · 135 ha · designated 2024
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); recorded crime: Tokyo Metropolitan Police Department (Tokyo only); incomes: Ministry of Internal Affairs taxation survey via the Statistics Bureau's municipal indicators; foreign residents: Basic Resident Register; medical facilities and station passengers: MLIT National Land Numerical Information. Earthquake probability is measured at the municipal center.
Example sales in Ehime
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
¥192k/m²
- Hommachi, Matsuyama City
- Hommachi 6 · 0 min walk
- 1R · 25 m²
- Built 1981 (44 yrs)
¥14.0M
¥187k/m²
- Higashinagato, Matsuyama City
- Hommachi 6 · 28 min walk
- 3LDK · 75 m²
- Built 1991 (35 yrs)
¥25.0M
¥200k/m²
- Iwaidani, Matsuyama City
- Kamiichiman · 21 min walk
- 3LDK · 125 m²
- Built 1990 (36 yrs) · RC
House
¥3.3M
¥35k/m²
- Nakanishicho, Niihama City
- Niihama
- Land 280 m² · floor 95 m²
- Built 1995 (31 yrs)
¥12.0M
¥92k/m²
- Showamachi, Matsuyama City
- Kamiichiman · 3 min walk
- Land 95 m² · floor 130 m²
- Built 1988 (38 yrs) · RC
¥29.0M
¥290k/m²
- Kumekubotamachi, Matsuyama City
- Kume · 16 min walk
- Land 130 m² · floor 100 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥11.0M | ¥19.0M |
| 2008 | ¥14.0M | ¥18.0M |
| 2009 | ¥13.0M | ¥17.0M |
| 2010 | ¥13.0M | ¥17.0M |
| 2011 | ¥11.0M | ¥16.0M |
| 2012 | ¥11.0M | ¥16.0M |
| 2013 | ¥12.0M | ¥16.0M |
| 2014 | ¥11.0M | ¥15.0M |
| 2015 | ¥13.0M | ¥16.0M |
| 2016 | ¥12.0M | ¥15.0M |
| 2017 | ¥11.0M | ¥16.0M |
| 2018 | ¥13.0M | ¥15.0M |
| 2019 | ¥12.5M | ¥13.0M |
| 2020 | ¥16.5M | ¥15.0M |
| 2021 | ¥14.0M | ¥15.0M |
| 2022 | ¥13.0M | ¥15.0M |
| 2023 | ¥15.0M | ¥13.0M |
| 2024 | ¥13.5M | ¥12.0M |
| 2025 | ¥14.0M | ¥13.0M |
| 2026 (partial) | ¥15.5M | ¥12.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥176k/m² | ¥146k/m² | ¥51k/m² |
| 2008 | ¥200k/m² | ¥133k/m² | ¥49k/m² |
| 2009 | ¥185k/m² | ¥133k/m² | ¥44k/m² |
| 2010 | ¥185k/m² | ¥128k/m² | ¥44k/m² |
| 2011 | ¥175k/m² | ¥118k/m² | ¥45k/m² |
| 2012 | ¥169k/m² | ¥113k/m² | ¥42k/m² |
| 2013 | ¥175k/m² | ¥120k/m² | ¥42k/m² |
| 2014 | ¥180k/m² | ¥108k/m² | ¥36k/m² |
| 2015 | ¥184k/m² | ¥115k/m² | ¥37k/m² |
| 2016 | ¥185k/m² | ¥108k/m² | ¥39k/m² |
| 2017 | ¥169k/m² | ¥115k/m² | ¥33k/m² |
| 2018 | ¥186k/m² | ¥117k/m² | ¥38k/m² |
| 2019 | ¥185k/m² | ¥100k/m² | ¥34k/m² |
| 2020 | ¥240k/m² | ¥106k/m² | ¥33k/m² |
| 2021 | ¥213k/m² | ¥113k/m² | ¥36k/m² |
| 2022 | ¥200k/m² | ¥105k/m² | ¥38k/m² |
| 2023 | ¥215k/m² | ¥96k/m² | ¥38k/m² |
| 2024 | ¥200k/m² | ¥92k/m² | ¥37k/m² |
| 2025 | ¥213k/m² | ¥87k/m² | ¥40k/m² |
| 2026 (partial) | ¥212k/m² | ¥77k/m² | ¥39k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥300k/m² |
| 1 | – | ¥291k/m² |
| 2 | – | ¥288k/m² |
| 3 | – | ¥270k/m² |
| 4 | – | ¥245k/m² |
| 5 | ¥357k/m² | ¥239k/m² |
| 6 | ¥390k/m² | ¥225k/m² |
| 7 | – | ¥230k/m² |
| 8 | ¥357k/m² | ¥218k/m² |
| 9 | – | ¥191k/m² |
| 10 | – | ¥228k/m² |
| 11 | – | ¥200k/m² |
| 12 | ¥289k/m² | ¥218k/m² |
| 13 | ¥294k/m² | ¥179k/m² |
| 14 | ¥267k/m² | ¥161k/m² |
| 15 | ¥311k/m² | ¥150k/m² |
| 16 | ¥235k/m² | ¥167k/m² |
| 17 | ¥294k/m² | ¥148k/m² |
| 18 | ¥254k/m² | ¥139k/m² |
| 19 | ¥213k/m² | ¥130k/m² |
| 20 | ¥268k/m² | ¥145k/m² |
| 21 | ¥253k/m² | ¥119k/m² |
| 22 | ¥257k/m² | ¥130k/m² |
| 23 | – | ¥131k/m² |
| 24 | ¥217k/m² | ¥126k/m² |
| 25 | ¥217k/m² | ¥111k/m² |
| 26 | – | ¥104k/m² |
| 27 | ¥169k/m² | ¥103k/m² |
| 28 | ¥188k/m² | ¥98k/m² |
| 29 | ¥165k/m² | ¥114k/m² |
| 30 | ¥137k/m² | ¥105k/m² |
| 31 | ¥136k/m² | ¥95k/m² |
| 32 | ¥110k/m² | ¥82k/m² |
| 33 | ¥133k/m² | ¥75k/m² |
| 34 | ¥131k/m² | ¥85k/m² |
| 35 | ¥127k/m² | ¥92k/m² |
| 36 | ¥107k/m² | ¥80k/m² |
| 37 | ¥100k/m² | ¥79k/m² |
| 38 | – | ¥72k/m² |
| 39 | – | ¥64k/m² |
| 40 | ¥135k/m² | ¥64k/m² |
| 41 | ¥85k/m² | ¥77k/m² |
| 42 | – | ¥80k/m² |
| 43 | – | ¥79k/m² |
| 44 | – | ¥65k/m² |
| 45 | – | ¥48k/m² |
| 46 | – | ¥53k/m² |
| 47 | – | ¥50k/m² |
| 48 | – | ¥40k/m² |
| 49 | – | ¥56k/m² |
| 50 | ¥22k/m² | ¥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 | 2011-2020 |
|---|---|---|---|
| 2007 | ¥175k/m² | – | – |
| 2008 | ¥185k/m² | ¥277k/m² | – |
| 2009 | ¥163k/m² | ¥300k/m² | – |
| 2010 | ¥157k/m² | ¥306k/m² | – |
| 2011 | ¥143k/m² | ¥288k/m² | – |
| 2012 | ¥147k/m² | ¥250k/m² | – |
| 2013 | ¥156k/m² | ¥259k/m² | – |
| 2014 | ¥147k/m² | ¥243k/m² | – |
| 2015 | ¥140k/m² | ¥253k/m² | ¥310k/m² |
| 2016 | ¥157k/m² | ¥276k/m² | – |
| 2017 | ¥144k/m² | ¥302k/m² | – |
| 2018 | ¥154k/m² | ¥257k/m² | – |
| 2019 | ¥138k/m² | ¥257k/m² | – |
| 2020 | ¥175k/m² | ¥275k/m² | ¥371k/m² |
| 2021 | ¥152k/m² | ¥253k/m² | ¥368k/m² |
| 2022 | ¥141k/m² | ¥262k/m² | ¥371k/m² |
| 2023 | ¥154k/m² | ¥292k/m² | – |
| 2024 | ¥156k/m² | ¥235k/m² | – |
| 2025 | ¥140k/m² | ¥300k/m² | ¥324k/m² |
| 2026 (partial) | ¥150k/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 | ¥111k/m² | ¥136k/m² | ¥252k/m² | – |
| 2008 | ¥100k/m² | ¥124k/m² | ¥250k/m² | – |
| 2009 | ¥94k/m² | ¥126k/m² | ¥245k/m² | – |
| 2010 | ¥91k/m² | ¥110k/m² | ¥236k/m² | ¥255k/m² |
| 2011 | ¥81k/m² | ¥109k/m² | ¥200k/m² | ¥254k/m² |
| 2012 | ¥84k/m² | ¥104k/m² | ¥156k/m² | ¥255k/m² |
| 2013 | ¥80k/m² | ¥115k/m² | ¥156k/m² | ¥250k/m² |
| 2014 | ¥79k/m² | ¥101k/m² | ¥165k/m² | ¥250k/m² |
| 2015 | ¥76k/m² | ¥106k/m² | ¥154k/m² | ¥253k/m² |
| 2016 | ¥74k/m² | ¥103k/m² | ¥148k/m² | ¥255k/m² |
| 2017 | ¥77k/m² | ¥100k/m² | ¥155k/m² | ¥267k/m² |
| 2018 | ¥71k/m² | ¥92k/m² | ¥150k/m² | ¥273k/m² |
| 2019 | ¥61k/m² | ¥88k/m² | ¥154k/m² | ¥275k/m² |
| 2020 | ¥60k/m² | ¥97k/m² | ¥157k/m² | ¥270k/m² |
| 2021 | ¥58k/m² | ¥102k/m² | ¥151k/m² | ¥251k/m² |
| 2022 | ¥64k/m² | ¥100k/m² | ¥148k/m² | ¥224k/m² |
| 2023 | ¥59k/m² | ¥90k/m² | ¥132k/m² | ¥232k/m² |
| 2024 | ¥46k/m² | ¥88k/m² | ¥138k/m² | ¥232k/m² |
| 2025 | ¥42k/m² | ¥70k/m² | ¥139k/m² | ¥230k/m² |
| 2026 (partial) | ¥44k/m² | ¥82k/m² | – | – |
Prices by area in Ehime
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 |
|---|---|---|---|---|---|
| Matsuyama City | ¥214k/m² | ¥14.0M | ¥21.5M | ¥80k/m² | -11.8% |
| Masaki Town, Iyo County | – | – | ¥28.0M | ¥57k/m² | – |
| Toon City | – | – | ¥13.0M | ¥26k/m² | – |
| Shikokuchuo City | – | – | ¥17.0M | ¥21k/m² | – |
| Imabari City | – | – | ¥7.0M | ¥27k/m² | – |
| Niihama City | – | – | ¥6.0M | ¥21k/m² | – |
| Saijo City | – | – | ¥7.9M | ¥17k/m² | – |
| Uwajima City | – | – | ¥5.0M | ¥25k/m² | – |
| Iyo City | – | – | ¥5.0M | ¥40k/m² | – |
| Yawatahama City | – | – | ¥5.0M | – | – |
| Ozu City | – | – | – | ¥19k/m² | – |
Prices near train stations in Ehime
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 |
|---|---|---|---|---|---|
| Niihama (新居浜) | ¥12.0M | ¥145k/m² | ¥9.3M | 19 | 257 |
| Imabari (今治) | ¥14.5M | ¥207k/m² | ¥11.0M | 16 | 187 |
| Iyo Tachibana (いよ立花) | ¥14.0M | ¥175k/m² | ¥20.0M | 8 | 142 |
| Iyo Saijo (伊予西条) | ¥14.0M | ¥200k/m² | ¥13.0M | 15 | 128 |
| Uwajima (宇和島) | – | – | ¥5.8M | 18 | 115 |
| Yogo(Ehime) (余戸) | – | – | ¥23.0M | 12 | 102 |
| Doida (土居田) | ¥10.3M | ¥148k/m² | ¥28.0M | 10 | 97 |
| Hommachi 6 (本町６丁目) | ¥8.3M | ¥141k/m² | ¥20.0M | 12 | 81 |
| Yawatahama (八幡浜) | – | – | ¥6.3M | 16 | 74 |
| Katsuyamacho (勝山町) | ¥31.5M | ¥424k/m² | ¥24.0M | 8 | 71 |
| Kawanoe (川之江) | – | – | ¥12.5M | 18 | 70 |
| Iyo Mishima (伊予三島) | – | – | ¥20.0M | 20 | 66 |
| Iyo Tomita (伊予富田) | – | – | ¥8.4M | 20 | 66 |
| Kinuyama (衣山) | ¥3.7M | ¥127k/m² | ¥23.0M | 11 | 66 |
| Dogo Park (道後公園) | ¥19.0M | ¥273k/m² | ¥29.0M | 11 | 65 |
Used condo prices by layout in Ehime
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥17.0M | 70 m² | 212 |
| 2LDK | ¥17.0M | 65 m² | 66 |
| 4LDK | ¥16.0M | 85 m² | 58 |
| 1K | ¥2.0M | 20 m² | 40 |
| 1LDK | ¥14.5M | 45 m² | 14 |
| 1DK | ¥3.1M | 27.5 m² | 14 |
| 2DK | ¥7.5M | 50 m² | 11 |
How much does an apartment cost in Ehime?
The median used condo (mansion) in Ehime sold for ¥14.0M in 2025, about ¥213k/m², based on 169 recorded sales.
How much does a house cost in Ehime?
The median house sale, including the land, was ¥13.0M in 2025 across 1030 sales.
Are property prices in Ehime going up?
Over the five years to 2025, condo prices per m² changed -11.1% and residential land prices changed +21.2%.
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.