Gifu Housing Market 2026: Nagoya's Suburb with Serious Flood Exposure
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 3,881
In short
- 1Gifu City leads
Gifu's condo prices per m² accelerated to about 4% a year over the last five years, led by Gifu City (up about 33%), a 20-minute train ride from Nagoya.
- 2Condos depreciate quickly
Gifu condos lose half their per-m² value by about 19 years old, faster than in most prefectures, so newer condos carry high depreciation risk.
- 3People and vacancy
Gifu's population fell 4.4% between 2020 and 2025, and about 4,500 more people left than arrived in 2025.
- 4The biggest hazard: deep flooding
Southern Gifu lies on the Nobi Plain where the Kiso, Nagara and Ibi rivers meet, historically one of Japan's most flood-prone areas.
The answers, compared
What does a home cost?
¥20.0M
median used condo · ¥243k/m²
56% below the Japan median
30 of 47 prefectures, highest first
Are prices rising?
+21.4%
over 5 years
Slower than Japan (+33.4%)
20 of 47 prefectures, highest first
Can local earners afford it?
5.7× income
median price ÷ average taxable income
Easier than Japan (6.6×)
16 of 47 prefectures, highest first
Rent or buy?
35years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
9 of 47 prefectures, highest first
Are people moving in?
-4.4%
population, 2020–25
Shrinking faster than Japan (-2.5%)
25 of 47 prefectures, highest first
How risky is it?
29%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
21 of 47 prefectures, highest first
Rent in Gifu
The average private rental costs ¥50k a month (2023), +3.5% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | GifuJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥40k vs 2018 +5.4% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥47k vs 2018 +1.8% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥56k vs 2018 +3.4% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥63k vs 2018 +5.8% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥59k vs 2018 +3.4% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥59k vs 2018 +15.2% · Japan: ¥91k |
- Rent per m²
- ¥1,148
- median, per month · Japan: ¥1,598
- The median used condo (¥20.0M, 70 m²) costs about 26 years of average rent for a similar-sized home (¥63k 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. 150,500 rented homes.
Gifu City leads
Gifu's condo prices per m² accelerated to about 4% a year over the last five years, led by Gifu City (up about 33%), a 20-minute train ride from Nagoya. The area north of Gifu Station and the Yanagase shopping street is a government urban renewal zone. On the government's fixed benchmark sites, however, residential land has slipped about 2% over five years and is 57% below its 1991 level.
Condos depreciate quickly
Gifu condos lose half their per-m² value by about 19 years old, faster than in most prefectures, so newer condos carry high depreciation risk.
People and vacancy
Gifu's population fell 4.4% between 2020 and 2025, and about 4,500 more people left than arrived in 2025. 8.1% of homes are abandoned, particularly in mountain areas such as Gero and Gujo.
The biggest hazard: deep flooding
Southern Gifu lies on the Nobi Plain where the Kiso, Nagara and Ibi rivers meet, historically one of Japan's most flood-prone areas. About 42% of benchmark sites face worst-case flooding of 3 m or deeper, one of the highest shares in Japan. Check flood depth for any address, and favor higher ground and newer, raised construction.
Earthquakes
The chance of 6-lower shaking within 30 years is about 29%. Tajimi and southern Gifu also regularly record some of Japan's hottest summers.
Living in Gifu: people, homes and risks
- Population 2025
- 1,891,489
- -4.4% since 2020
- Japan: -2.5%
- Net moves in 2025
- -4,528
- -2.39 per 1,000 residents
- Vacant homes (2023)
- 16.1%
- 8.1% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥48k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 28.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.5M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 3.7%
- 72,509 registered residents in 2024
- Japan: 3.0%
- Clinics
- 8.6
- per 10,000 residents; 97 hospitals, 973 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥39k/m²
- -0.2% in a year · -2.2% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 62.5%
- of 355 benchmark sites in a worst-case flood zone (42.0% 3 m or deeper)
- Japan: 42.6%
- Landslide exposure
- 3.4%
- of 355 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.
- Gifu Station North and Yanagase · 30 ha · designated 2003
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 Gifu
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
¥8.6M
¥115k/m²
- Sogaya, Gifu City
- Hozumi
- 4LDK · 75 m²
- Built 1993 (32 yrs) · SRC
¥18.0M
¥225k/m²
- Nishikimachi, Ogaki City
- Ogaki · 6 min walk
- 3LDK · 80 m²
- Built 2014 (12 yrs)
¥29.0M
¥341k/m²
- Unumafuruichibacho, Kakamigahara City
- Shin Unuma · 14 min walk
- 4LDK · 85 m²
- Built 2005 (21 yrs) · SRC
House
¥3.0M
¥26k/m²
- Suwayama, Gifu City
- Gifu
- Land 290 m² · floor 115 m²
- Built 1970 (56 yrs) · Light steel
¥13.0M
¥57k/m²
- Kamichayamachi, Gifu City
- Gifu
- Land 270 m² · floor 230 m²
- Built 1988 (38 yrs) · Wood
¥30.0M
¥81k/m²
- Murohommachi, Ogaki City
- Ogaki · 15 min walk
- Land 580 m² · floor 370 m²
- Built 1995 (31 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥12.0M | ¥15.0M |
| 2006 | ¥8.9M | ¥17.0M |
| 2007 | ¥13.0M | ¥19.0M |
| 2008 | ¥12.0M | ¥19.0M |
| 2009 | ¥14.0M | ¥16.0M |
| 2010 | ¥15.0M | ¥16.0M |
| 2011 | ¥12.0M | ¥16.0M |
| 2012 | ¥13.0M | ¥16.0M |
| 2013 | ¥13.5M | ¥16.0M |
| 2014 | ¥13.5M | ¥16.0M |
| 2015 | ¥15.0M | ¥16.0M |
| 2016 | ¥14.0M | ¥15.0M |
| 2017 | ¥15.0M | ¥17.0M |
| 2018 | ¥16.0M | ¥16.0M |
| 2019 | ¥14.0M | ¥16.0M |
| 2020 | ¥15.0M | ¥17.0M |
| 2021 | ¥16.0M | ¥16.0M |
| 2022 | ¥17.0M | ¥14.0M |
| 2023 | ¥18.0M | ¥13.0M |
| 2024 | ¥19.0M | ¥13.0M |
| 2025 | ¥20.0M | ¥13.0M |
| 2026 (partial) | ¥14.0M | ¥12.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥166k/m² | ¥115k/m² | ¥30k/m² |
| 2006 | ¥170k/m² | ¥122k/m² | ¥30k/m² |
| 2007 | ¥179k/m² | ¥133k/m² | ¥32k/m² |
| 2008 | ¥157k/m² | ¥130k/m² | ¥33k/m² |
| 2009 | ¥187k/m² | ¥115k/m² | ¥31k/m² |
| 2010 | ¥188k/m² | ¥107k/m² | ¥30k/m² |
| 2011 | ¥169k/m² | ¥113k/m² | ¥30k/m² |
| 2012 | ¥180k/m² | ¥109k/m² | ¥30k/m² |
| 2013 | ¥181k/m² | ¥103k/m² | ¥30k/m² |
| 2014 | ¥173k/m² | ¥109k/m² | ¥27k/m² |
| 2015 | ¥189k/m² | ¥112k/m² | ¥29k/m² |
| 2016 | ¥188k/m² | ¥100k/m² | ¥29k/m² |
| 2017 | ¥200k/m² | ¥110k/m² | ¥28k/m² |
| 2018 | ¥213k/m² | ¥100k/m² | ¥28k/m² |
| 2019 | ¥183k/m² | ¥103k/m² | ¥27k/m² |
| 2020 | ¥200k/m² | ¥113k/m² | ¥28k/m² |
| 2021 | ¥200k/m² | ¥103k/m² | ¥27k/m² |
| 2022 | ¥232k/m² | ¥93k/m² | ¥26k/m² |
| 2023 | ¥243k/m² | ¥91k/m² | ¥28k/m² |
| 2024 | ¥227k/m² | ¥89k/m² | ¥29k/m² |
| 2025 | ¥243k/m² | ¥81k/m² | ¥29k/m² |
| 2026 (partial) | ¥194k/m² | ¥78k/m² | ¥29k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥248k/m² |
| 1 | ¥683k/m² | ¥236k/m² |
| 2 | ¥483k/m² | ¥264k/m² |
| 3 | – | ¥229k/m² |
| 4 | ¥459k/m² | ¥231k/m² |
| 5 | – | ¥192k/m² |
| 6 | – | ¥200k/m² |
| 7 | – | ¥190k/m² |
| 8 | ¥407k/m² | ¥186k/m² |
| 9 | – | ¥190k/m² |
| 10 | – | ¥162k/m² |
| 11 | ¥415k/m² | ¥175k/m² |
| 12 | – | ¥161k/m² |
| 13 | ¥294k/m² | ¥153k/m² |
| 14 | ¥319k/m² | ¥167k/m² |
| 15 | ¥300k/m² | ¥127k/m² |
| 16 | ¥274k/m² | ¥142k/m² |
| 17 | ¥333k/m² | ¥125k/m² |
| 18 | ¥303k/m² | ¥125k/m² |
| 19 | ¥240k/m² | ¥113k/m² |
| 20 | ¥219k/m² | ¥114k/m² |
| 21 | ¥224k/m² | ¥97k/m² |
| 22 | ¥224k/m² | ¥97k/m² |
| 23 | ¥200k/m² | ¥91k/m² |
| 24 | ¥193k/m² | ¥86k/m² |
| 25 | ¥227k/m² | ¥92k/m² |
| 26 | ¥185k/m² | ¥83k/m² |
| 27 | ¥151k/m² | ¥76k/m² |
| 28 | ¥159k/m² | ¥74k/m² |
| 29 | ¥138k/m² | ¥74k/m² |
| 30 | ¥155k/m² | ¥67k/m² |
| 31 | ¥123k/m² | ¥58k/m² |
| 32 | ¥134k/m² | ¥58k/m² |
| 33 | ¥83k/m² | ¥67k/m² |
| 34 | ¥110k/m² | ¥62k/m² |
| 35 | – | ¥58k/m² |
| 36 | – | ¥65k/m² |
| 37 | – | ¥45k/m² |
| 38 | – | ¥52k/m² |
| 39 | – | ¥52k/m² |
| 40 | – | ¥46k/m² |
| 41 | – | ¥46k/m² |
| 42 | – | ¥42k/m² |
| 43 | – | ¥47k/m² |
| 44 | – | ¥42k/m² |
| 45 | – | ¥39k/m² |
| 46 | – | ¥41k/m² |
| 47 | – | ¥36k/m² |
| 48 | – | ¥34k/m² |
| 49 | – | ¥37k/m² |
| 50 | – | ¥32k/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 |
|---|---|---|---|
| 2005 | ¥159k/m² | – | – |
| 2006 | ¥170k/m² | – | – |
| 2007 | ¥171k/m² | – | – |
| 2008 | ¥140k/m² | – | – |
| 2009 | ¥147k/m² | ¥253k/m² | – |
| 2010 | ¥140k/m² | ¥282k/m² | – |
| 2011 | ¥147k/m² | ¥241k/m² | – |
| 2012 | ¥137k/m² | ¥227k/m² | – |
| 2013 | ¥150k/m² | ¥233k/m² | – |
| 2014 | ¥139k/m² | ¥248k/m² | – |
| 2015 | ¥133k/m² | ¥256k/m² | – |
| 2016 | ¥141k/m² | ¥261k/m² | – |
| 2017 | ¥157k/m² | ¥282k/m² | – |
| 2018 | ¥141k/m² | ¥257k/m² | – |
| 2019 | ¥150k/m² | – | – |
| 2020 | ¥139k/m² | ¥265k/m² | – |
| 2021 | ¥163k/m² | ¥230k/m² | ¥429k/m² |
| 2022 | ¥152k/m² | ¥271k/m² | – |
| 2023 | ¥147k/m² | ¥290k/m² | ¥446k/m² |
| 2024 | ¥143k/m² | ¥253k/m² | ¥446k/m² |
| 2025 | ¥123k/m² | ¥286k/m² | ¥431k/m² |
| 2026 (partial) | ¥148k/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 |
|---|---|---|---|---|
| 2005 | ¥90k/m² | ¥100k/m² | ¥231k/m² | – |
| 2006 | ¥95k/m² | ¥114k/m² | ¥240k/m² | – |
| 2007 | ¥79k/m² | ¥109k/m² | ¥232k/m² | – |
| 2008 | ¥76k/m² | ¥100k/m² | ¥227k/m² | – |
| 2009 | ¥67k/m² | ¥93k/m² | ¥210k/m² | – |
| 2010 | ¥58k/m² | ¥88k/m² | ¥200k/m² | ¥248k/m² |
| 2011 | ¥62k/m² | ¥85k/m² | ¥177k/m² | ¥209k/m² |
| 2012 | ¥59k/m² | ¥86k/m² | ¥145k/m² | ¥210k/m² |
| 2013 | ¥61k/m² | ¥78k/m² | ¥151k/m² | ¥216k/m² |
| 2014 | ¥52k/m² | ¥81k/m² | ¥132k/m² | ¥209k/m² |
| 2015 | ¥57k/m² | ¥78k/m² | ¥125k/m² | ¥209k/m² |
| 2016 | ¥46k/m² | ¥72k/m² | ¥122k/m² | ¥226k/m² |
| 2017 | ¥47k/m² | ¥74k/m² | ¥129k/m² | ¥220k/m² |
| 2018 | ¥49k/m² | ¥70k/m² | ¥127k/m² | ¥229k/m² |
| 2019 | ¥41k/m² | ¥67k/m² | ¥120k/m² | ¥219k/m² |
| 2020 | ¥41k/m² | ¥67k/m² | ¥122k/m² | ¥216k/m² |
| 2021 | ¥43k/m² | ¥67k/m² | ¥123k/m² | ¥220k/m² |
| 2022 | ¥38k/m² | ¥64k/m² | ¥126k/m² | ¥194k/m² |
| 2023 | ¥35k/m² | ¥65k/m² | ¥105k/m² | ¥193k/m² |
| 2024 | ¥38k/m² | ¥60k/m² | ¥125k/m² | ¥176k/m² |
| 2025 | ¥38k/m² | ¥61k/m² | ¥125k/m² | ¥200k/m² |
| 2026 (partial) | ¥29k/m² | ¥58k/m² | ¥137k/m² | ¥174k/m² |
Prices by area in Gifu
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 |
|---|---|---|---|---|---|
| Gifu City | ¥284k/m² | ¥20.5M | ¥16.0M | ¥49k/m² | +33.3% |
| Ginan Town, Hashima County | – | – | ¥31.0M | ¥45k/m² | – |
| Kasamatsu Town, Hashima County | – | – | ¥26.0M | ¥42k/m² | – |
| Mizuho City | – | – | ¥23.0M | ¥36k/m² | – |
| Kakamigahara City | – | – | ¥18.0M | ¥49k/m² | – |
| Minokamo City | – | – | ¥17.0M | ¥19k/m² | – |
| Kani City | – | – | ¥14.0M | ¥29k/m² | – |
| Motosu City | – | – | ¥13.5M | ¥25k/m² | – |
| Mizunami City | – | – | ¥16.0M | ¥37k/m² | – |
| Hashima City | – | – | ¥14.5M | ¥26k/m² | – |
| Seki City | – | – | ¥13.0M | ¥23k/m² | – |
| Ogaki City | – | – | ¥17.0M | ¥36k/m² | – |
| Takayama City | – | – | ¥10.0M | ¥35k/m² | – |
| Toki City | – | – | ¥8.7M | ¥27k/m² | – |
| Nakatsugawa City | – | – | ¥6.8M | ¥15k/m² | – |
| Tajimi City | – | – | ¥6.5M | ¥38k/m² | – |
| Yamagata City | – | – | ¥12.0M | ¥8k/m² | – |
| Ena City | – | – | ¥5.0M | ¥15k/m² | – |
| Gujo City | – | – | ¥5.0M | ¥8k/m² | – |
| Gero City | – | – | ¥3.3M | – | – |
| Mino City | – | – | – | ¥4k/m² | – |
| Hida City | – | – | – | ¥9k/m² | – |
| Kaizu City | – | – | – | ¥8k/m² | – |
| Tarui Town, Fuwa County | – | – | – | ¥15k/m² | – |
| Ibigawa Town, Ibi County | – | – | – | ¥11k/m² | – |
| Kitagata Town, Motosu County | – | – | – | ¥41k/m² | – |
Prices near train stations in Gifu
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 |
|---|---|---|---|---|---|
| Gifu (岐阜) | ¥21.0M | ¥300k/m² | ¥15.0M | 16 | 1358 |
| Ogaki (大垣) | ¥19.0M | ¥259k/m² | ¥18.0M | 18 | 392 |
| Hozumi (穂積) | – | – | ¥21.0M | 19 | 292 |
| Takayama (高山) | – | – | ¥12.0M | 15 | 250 |
| Tajimi (多治見) | ¥22.0M | ¥292k/m² | ¥9.6M | 13 | 218 |
| Nishi Gifu (西岐阜) | ¥11.5M | ¥142k/m² | ¥29.0M | 16 | 135 |
| Tokishi (土岐市) | – | – | ¥9.6M | 19 | 131 |
| Nakatsugawa (中津川) | – | – | ¥8.0M | 20 | 101 |
| Mizunami (瑞浪) | – | – | ¥15.0M | 18 | 81 |
| Ibi (揖斐) | – | – | ¥3.6M | 15 | 80 |
| Hokuno (北濃) | – | – | ¥3.9M | 1 | 77 |
| Nishi Kani (西可児) | – | – | ¥5.8M | 19 | 77 |
| Tarui(Gifu) (垂井) | – | – | ¥10.0M | 16 | 77 |
| Seki(Gifu) (関(岐阜)) | – | – | ¥10.0M | 15 | 73 |
| Shin Kani (新可児) | – | – | ¥19.0M | 15 | 69 |
Used condo prices by layout in Gifu
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥20.0M | 70 m² | 179 |
| 4LDK | ¥16.0M | 85 m² | 60 |
| 2LDK | ¥20.5M | 65 m² | 54 |
| 1K | ¥12.3M | 30 m² | 14 |
| 1LDK | ¥25.5M | 60 m² | 12 |
How much does an apartment cost in Gifu?
The median used condo (mansion) in Gifu sold for ¥20.0M in 2025, about ¥243k/m², based on 125 recorded sales.
How much does a house cost in Gifu?
The median house sale, including the land, was ¥13.0M in 2025 across 1756 sales.
Are property prices in Gifu going up?
Over the five years to 2025, condo prices per m² changed +21.4% and residential land prices changed +3.6%.
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.