Tsumagoi Village, Agatsuma County Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 103
In short
- 1Price growth is speeding up
House values per m² have risen about 4.8% a year over the past five years, faster than the 0.1% a year of the five years before.
- 2Outperforming Gunma
Per m², houses here are 45% below the Gunma average.
- 3What a typical purchase costs
Half of all house sales last year were between ¥1.9M and ¥9.0M.
- 4A shrinking population
The population fell 7.5% between 2020 and 2025 (−3.7% for the wider area).
The answers, compared
What does a home cost?
¥4.1M
median house · ¥64k/m²
40% below the Gunma median
9 of 15 areas in Gunma, highest first
Are prices rising?
+36.4%
over 5 years
Faster than Gunma (+16.0%)
4 of 16 areas in Gunma, highest first
Can local earners afford it?
1.3× income
median price ÷ average taxable income
Easier than Gunma (4.3×)
16 of 17 areas in Gunma, highest first
Are people moving in?
-7.5%
population, 2020–25
Shrinking faster than Gunma (-3.7%)
13 of 18 areas in Gunma, highest first
How risky is it?
2%
chance of strong shaking (6-lower+) in 30 years
Lower than Gunma (12%)
17 of 18 areas in Gunma, highest first
What the data says
Price growth is speeding up
House values per m² have risen about 4.8% a year over the past five years, faster than the 0.1% a year of the five years before. Buyers waiting for a dip have so far been paying more each year, and that has not yet changed.
Outperforming Gunma
Per m², houses here are 45% below the Gunma average. The discount has shrunk from 63% ten years ago, so Tsumagoi Village, Agatsuma County is catching up with its surroundings.
What a typical purchase costs
Half of all house sales last year were between ¥1.9M and ¥9.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 7.5% between 2020 and 2025 (−3.7% for the wider area). More people moved out than in during 2025 (about 17 per 1,000 residents), which weakens long-term housing demand.
Lower earthquake risk
The government's seismic model gives a 2% chance of shaking of intensity 6-lower or stronger in the next 30 years (12% for the wider area). This is low by Japanese standards, although no part of Japan is free of earthquake risk.
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 +6% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Living in Tsumagoi Village, Agatsuma County: people, homes and risks
- Population 2025
- 8,188
- -7.5% since 2020
- Gunma: -3.7%
- Net moves in 2025
- -139
- -16.98 per 1,000 residents
- Gunma: -0.81
- Strong earthquake risk
- 2.1%
- chance of shaking of intensity 6-lower or more within 30 years
- Gunma: 11.6%
- Average income per taxpayer
- ¥3.2M
- taxable income in 2023
- Gunma: ¥3.5M
- Daytime population
- 98
- people here by day per 100 residents (2020 census)
- Foreign residents
- 4.0%
- 363 registered residents in 2024
- Gunma: 4.3%
- Clinics
- 4.9
- per 10,000 residents; 0 hospitals, 3 dental clinics (2020)
- Gunma: 8.6
- Official land price 2026
- ¥4k/m²
- 0.0% in a year · – in 5 years
- Gunma: ¥32k/m²
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 Tsumagoi Village, Agatsuma County
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
¥1.2M
¥27k/m²
- Oaza Kambara
- Omae
- Land 330 m² · floor 45 m²
- Built 1982 (43 yrs) · Wood
¥4.5M
¥64k/m²
- Oaza Omae
- Manza/Kazawaguchi
- Land 460 m² · floor 70 m²
- Built 1985 (40 yrs) · Wood
¥11.0M
¥200k/m²
- Oaza Ashiuda
- Manza/Kazawaguchi
- Land 660 m² · floor 55 m²
- Built 1989 (36 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2007 | ¥7.2M |
| 2008 | ¥5.6M |
| 2009 | ¥6.8M |
| 2010 | ¥5.9M |
| 2011 | ¥5.0M |
| 2012 | ¥4.7M |
| 2013 | ¥4.3M |
| 2014 | ¥4.0M |
| 2015 | ¥3.1M |
| 2016 | ¥3.5M |
| 2017 | ¥4.0M |
| 2018 | ¥4.5M |
| 2019 | ¥4.3M |
| 2020 | ¥3.5M |
| 2021 | ¥3.1M |
| 2022 | ¥3.8M |
| 2023 | ¥4.0M |
| 2024 | ¥5.3M |
| 2025 | ¥4.1M |
| 2026 (partial) | ¥3.6M |
Show data table
| Year | House | Land |
|---|---|---|
| 2007 | ¥91k/m² | ¥4k/m² |
| 2008 | ¥85k/m² | ¥3k/m² |
| 2009 | ¥70k/m² | ¥2k/m² |
| 2010 | ¥64k/m² | ¥2k/m² |
| 2011 | ¥73k/m² | ¥2k/m² |
| 2012 | ¥58k/m² | ¥2k/m² |
| 2013 | ¥61k/m² | ¥2k/m² |
| 2014 | ¥56k/m² | ¥1k/m² |
| 2015 | ¥40k/m² | ¥2k/m² |
| 2016 | ¥46k/m² | ¥2k/m² |
| 2017 | ¥59k/m² | ¥1k/m² |
| 2018 | ¥60k/m² | ¥2k/m² |
| 2019 | ¥49k/m² | ¥2k/m² |
| 2020 | ¥46k/m² | ¥1k/m² |
| 2021 | ¥50k/m² | ¥1k/m² |
| 2022 | ¥51k/m² | ¥1k/m² |
| 2023 | ¥58k/m² | ¥3k/m² |
| 2024 | ¥57k/m² | ¥1k/m² |
| 2025 | ¥64k/m² | ¥2k/m² |
| 2026 (partial) | ¥48k/m² | – |
Show data table
| Building age (years) | House |
|---|---|
| 24 | ¥93k/m² |
| 30 | ¥95k/m² |
| 32 | ¥67k/m² |
| 33 | ¥58k/m² |
| 34 | ¥64k/m² |
| 35 | ¥83k/m² |
| 43 | ¥23k/m² |
| 46 | ¥20k/m² |
| 50 | ¥38k/m² |
Prices near train stations in Tsumagoi Village, Agatsuma County
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 |
|---|---|---|---|---|---|
| Manza/Kazawaguchi (万座・鹿沢口) | – | – | ¥4.5M | 8 | 184 |
| Omae (大前) | – | – | ¥3.1M | – | 24 |
How much does a house cost in Tsumagoi Village, Agatsuma County?
The median house sale, including the land, was ¥4.1M in 2025 across 66 sales.
Are property prices in Tsumagoi Village, Agatsuma County going up?
Over the five years to 2025, residential land prices changed +36.4%.
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.