Photo: Shirakawa-go, Gifu · Shing / Unsplash

Kaizu City Housing Market Report 2026

Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 42

In short

1
A shrinking population
The population fell 8.7% between 2020 and 2025 (−4.4% for the wider area).
2
Typical vacancy
10% of homes were empty in 2023 (16.1% for the wider area), and 6.7% were empty without being for rent, for sale or used as second homes.
3
High earthquake risk
The government's seismic model gives a 59% chance of shaking of intensity 6-lower or stronger in the next 30 years (29% for the wider area).
4
Local incomes are close to average
Taxpayers here reported an average taxable income of ¥3.2m in 2023 (¥3.5m for the wider area).

The answers, compared

Are people moving in?

-8.7%

population, 2020–25

Shrinking faster than Gifu (-4.4%)

22 of 26 areas in Gifu, highest first

How risky is it?

59%

chance of strong shaking (6-lower+) in 30 years

Higher than Gifu (29%)

4 of 26 areas in Gifu, highest first

Residential land per m² (sales): ¥8k/m²
Transactions in 2025: 42

Rent in Kaizu City

The average private rental costs ¥49k a month (2023), +1.1% since 2018. Gifu: ¥50k

Rent per m²: ¥941; median, per month · Gifu: ¥1,148

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. 330 rented homes.

What the data says

A shrinking population

The population fell 8.7% between 2020 and 2025 (−4.4% for the wider area). More people moved out than in during 2025 (about 4.2 per 1,000 residents), which weakens long-term housing demand.

Typical vacancy

10% of homes were empty in 2023 (16.1% for the wider area), and 6.7% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.

High earthquake risk

The government's seismic model gives a 59% chance of shaking of intensity 6-lower or stronger in the next 30 years (29% for the wider area). Check the building's earthquake standard (post-1981, ideally post-2000 for wooden houses) and consider earthquake insurance.

Local incomes are close to average

Taxpayers here reported an average taxable income of ¥3.2m in 2023 (¥3.5m for the wider area). That is +15% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.

Official land prices are still falling

On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed -1% in the year to January 2026 and -8% over five years. Because these sites don't change, this is the cleanest measure of land value trends.

Significant flood risk

Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 86% are inside the worst-case flood zone (86% with expected depths of 3 m or more). Most worst-case flood zones are shallow (under 0.5 m) at the edges, so depth matters as much as the share. Check the hazard map for any specific address before buying.

Living in Kaizu City: people, homes and risks

Population 2025: 29,903; -8.7% since 2020; Gifu: -4.4%
Net moves in 2025: -126; -4.21 per 1,000 residents; Gifu: -2.39
Vacant homes (2023): 10.0%; 6.7% empty and not for rent or sale; Gifu: 16.1%
Median rent (2023): ¥34k; per month, all rented homes; Gifu: ¥48k
Strong earthquake risk: 59.2%; chance of shaking of intensity 6-lower or more within 30 years; Gifu: 28.6%
Average income per taxpayer: ¥3.2M; taxable income in 2023; Gifu: ¥3.5M
Daytime population: 89; people here by day per 100 residents (2020 census)
Foreign residents: 4.0%; 1,265 registered residents in 2024; Gifu: 3.7%
Clinics: 8.0; per 10,000 residents; 2 hospitals, 14 dental clinics (2020); Gifu: 8.6
Official land price 2026: ¥19k/m²; -0.9% in a year · -8.0% in 5 years; Gifu: ¥39k/m²
Flood exposure: 85.7%; of 7 benchmark sites in a worst-case flood zone (85.7% 3 m or deeper); Gifu: 62.5%
Landslide exposure: 0.0%; of 7 benchmark sites in a landslide warning area; Gifu: 3.4%

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 Kaizu City

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.

House

Lower-priced2026 Q2

¥1.4M

¥16k/m²

Kaizuchohirahara
Komano
Land 155 m² · floor 90 m²
Built 1981 (45 yrs) · Wood

Typical2026 Q1

¥5.4M

¥47k/m²

Kaizuchokano
Komano
Land 155 m² · floor 115 m²
Built 1988 (38 yrs) · Wood

Higher-priced2026 Q1

¥22.0M

¥129k/m²

Kaizuchoowada
Komano
Land 1200 m² · floor 170 m²
Built 1979 (47 yrs) · Steel

Median transaction price by year

Show data table

Year	House
2007	–
2008	–
2009	¥8.0M
2010	–
2011	¥6.9M
2012	¥8.8M
2013	¥6.7M
2014	–
2015	–
2016	¥4.1M
2017	¥5.3M
2018	¥6.4M
2019	–
2021	¥4.3M
2022	¥7.0M
2025	–

Median price per m² by year