Saeki Ward, Hiroshima City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 222
In short
- 1The trend has turned down
After rising earlier, house prices per m² have slipped by about 1.5% a year over the last five years.
- 2Outperforming Hiroshima
Per m², houses here are 60% above the Hiroshima average.
- 3A family market
83% of recent condo sales have three or more bedrooms.
- 4Sales are thinning out
Transactions are down about 20% on the previous three years.
The answers, compared
What does a home cost?
¥26.0M
median used condo · ¥330k/m²
0% above the Hiroshima median
7 of 9 areas in Hiroshima, highest first
Are prices rising?
+30.0%
over 5 years
Faster than Hiroshima (+9.8%)
9 of 20 areas in Hiroshima, highest first
Can local earners afford it?
6.7× income
median price ÷ average taxable income
Harder than Hiroshima (6.3×)
9 of 20 areas in Hiroshima, highest first
Rent or buy?
38years of rent
median price ÷ a year of median rent
Longer than Hiroshima (36)
10 of 20 areas in Hiroshima, highest first
Are people moving in?
-1.3%
population, 2020–25
Shrinking slower than Hiroshima (-4.2%)
5 of 23 areas in Hiroshima, highest first
How risky is it?
22%
chance of strong shaking (6-lower+) in 30 years
Lower than Hiroshima (29%)
14 of 23 areas in Hiroshima, highest first
Rent in Saeki Ward, Hiroshima City
The average private rental costs ¥56k a month (2023), -1.3% since 2018. Hiroshima: ¥56k
| Floor area | Typical layout | Average rent / month | Saeki Ward, Hiroshima CityHiroshima |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥41k vs 2018 -1.3% · Hiroshima: ¥44k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥54k vs 2018 +1.3% · Hiroshima: ¥55k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥64k vs 2018 -3.8% · Hiroshima: ¥65k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥79k vs 2018 +12.2% · Hiroshima: ¥73k | |
| 100–149 m² mostly houses | mostly houses | ¥64k vs 2018 -8.5% · Hiroshima: ¥70k |
- Rent per m²
- ¥1,334
- median, per month · Hiroshima: ¥1,409
- The median used condo (¥26.0M, 73 m²) costs about 27 years of average rent for a similar-sized home (¥79k 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. 16,200 rented homes.
What the data says
The trend has turned down
After rising earlier, house prices per m² have slipped by about 1.5% a year over the last five years. That often reflects weaker local demand, so check vacancy and population trends before buying.
Outperforming Hiroshima
Per m², houses here are 60% above the Hiroshima average. The premium has grown from 13% ten years ago, so Saeki Ward, Hiroshima City has been outperforming its surroundings.
A family market
83% of recent condo sales have three or more bedrooms. Demand comes mainly from owner-occupier families, which tends to make prices steadier but rental yields lower.
Sales are thinning out
Transactions are down about 20% on the previous three years. Fewer sales mean less choice and slower resale, so allow more time to sell later.
What a typical purchase costs
Half of all house sales last year were between ¥15.0M and ¥42.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 1.3% between 2020 and 2025 (−4.2% for the wider area). More people moved out than in during 2025 (about 3.1 per 1,000 residents), which weakens long-term housing demand. Households still grew 2.8% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Typical vacancy
8.8% of homes were empty in 2023 (15.8% for the wider area), and 3.9% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.
Moderate earthquake risk
The government's seismic model gives a 22% chance of shaking of intensity 6-lower or stronger in the next 30 years (29% for the wider area). Post-1981 buildings are designed for this level of shaking, but check ground conditions and insurance.
Local incomes are close to average
Taxpayers in the city as a whole reported an average taxable income of ¥3.9m in 2023 (¥3.6m for the wider area). That is +16% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Official land prices are edging up
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed +3% in the year to January 2026 and +12% over five years. They are still 46% below their 1991 bubble-era level. 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, 30% are in a tsunami inundation zone, 13% are in a landslide warning area. 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 Saeki Ward, Hiroshima City: people, homes and risks
- Population 2025
- 137,779
- -1.3% since 2020
- Hiroshima: -4.2%
- Net moves in 2025
- -428
- -3.11 per 1,000 residents
- Hiroshima: -3.7
- Vacant homes (2023)
- 8.8%
- 3.9% empty and not for rent or sale
- Hiroshima: 15.8%
- Median rent (2023)
- ¥57k
- per month, all rented homes
- Hiroshima: ¥53k
- Strong earthquake risk
- 21.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Hiroshima: 28.6%
- Average income per taxpayer
- ¥3.9M
- taxable income in 2023, citywide figure
- Hiroshima: ¥3.6M
- Daytime population
- 87
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.1%
- 1,559 registered residents in 2024
- Hiroshima: 2.4%
- Clinics
- 7.3
- per 10,000 residents; 10 hospitals, 70 dental clinics (2020)
- Hiroshima: 9.4
- Official land price 2026
- ¥117k/m²
- +3.0% in a year · +11.9% in 5 years
- Hiroshima: ¥62k/m²
- Flood exposure
- 0.0%
- of 30 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Hiroshima: 51.0%
- Tsunami exposure
- 30.0%
- of 30 benchmark sites in a tsunami inundation zone
- Hiroshima: 31.1%
- Landslide exposure
- 13.3%
- of 30 benchmark sites in a landslide warning area
- Hiroshima: 13.6%
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 Saeki Ward, Hiroshima 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.
Condo
¥13.0M
¥186k/m²
- Miyake
- Itsukaichi
- 3LDK · 70 m²
- Built 1999 (26 yrs) · SRC
¥20.0M
¥286k/m²
- Kairoen
- Itsukaichi · 23 min walk
- 3LDK · 70 m²
- Built 1986 (39 yrs) · SRC
¥34.0M
¥523k/m²
- Itsukaichiekimae
- Itsukaichi · 6 min walk
- 3LDK · 65 m²
- Built 2013 (13 yrs) · RC
House
¥12.0M
¥100k/m²
- Misuzugaokahigashi
- Nishi Hiroshima
- Land 175 m² · floor 120 m²
- Built 1988 (38 yrs) · Wood
¥31.0M
¥295k/m²
- Itsukaichi
- Itsukaichi · 14 min walk
- Land 165 m² · floor 105 m²
- Built 2001 (24 yrs) · Wood
¥44.0M
¥463k/m²
- Sendo
- Itsukaichi
- Land 140 m² · floor 95 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | ¥19.0M | ¥19.0M |
| 2007 | – | ¥20.0M |
| 2008 | – | ¥22.0M |
| 2009 | – | ¥17.0M |
| 2010 | ¥10.0M | ¥20.0M |
| 2011 | ¥17.0M | ¥20.0M |
| 2012 | ¥11.0M | ¥19.0M |
| 2013 | ¥12.0M | ¥26.0M |
| 2014 | ¥17.0M | ¥22.0M |
| 2015 | ¥15.5M | ¥25.0M |
| 2016 | – | ¥28.0M |
| 2017 | ¥13.5M | ¥32.0M |
| 2018 | ¥14.0M | ¥30.5M |
| 2019 | – | ¥31.5M |
| 2020 | – | ¥30.0M |
| 2021 | ¥20.0M | ¥34.5M |
| 2022 | ¥20.0M | ¥32.0M |
| 2023 | ¥19.0M | ¥29.5M |
| 2024 | ¥19.0M | ¥30.0M |
| 2025 | ¥26.0M | ¥30.0M |
| 2026 (partial) | – | ¥21.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | ¥257k/m² | ¥167k/m² | ¥78k/m² |
| 2007 | – | ¥167k/m² | ¥92k/m² |
| 2008 | – | ¥173k/m² | ¥88k/m² |
| 2009 | – | ¥145k/m² | ¥76k/m² |
| 2010 | ¥147k/m² | ¥146k/m² | ¥63k/m² |
| 2011 | ¥213k/m² | ¥153k/m² | ¥77k/m² |
| 2012 | ¥152k/m² | ¥164k/m² | ¥93k/m² |
| 2013 | ¥184k/m² | ¥235k/m² | ¥83k/m² |
| 2014 | ¥222k/m² | ¥176k/m² | ¥93k/m² |
| 2015 | ¥226k/m² | ¥194k/m² | ¥92k/m² |
| 2016 | – | ¥226k/m² | ¥100k/m² |
| 2017 | ¥208k/m² | ¥270k/m² | ¥99k/m² |
| 2018 | ¥178k/m² | ¥288k/m² | ¥100k/m² |
| 2019 | – | ¥289k/m² | ¥110k/m² |
| 2020 | – | ¥276k/m² | ¥100k/m² |
| 2021 | ¥235k/m² | ¥288k/m² | ¥110k/m² |
| 2022 | ¥250k/m² | ¥264k/m² | ¥110k/m² |
| 2023 | ¥296k/m² | ¥218k/m² | ¥100k/m² |
| 2024 | ¥286k/m² | ¥248k/m² | ¥120k/m² |
| 2025 | ¥330k/m² | ¥276k/m² | ¥130k/m² |
| 2026 (partial) | – | ¥179k/m² | – |
Show data table
| Building age (years) | House |
|---|---|
| 0 | ¥380k/m² |
| 1 | ¥343k/m² |
| 29 | ¥83k/m² |
| 30 | ¥151k/m² |
| 31 | ¥131k/m² |
| 32 | ¥148k/m² |
| 33 | ¥119k/m² |
| 34 | ¥165k/m² |
| 35 | ¥152k/m² |
| 36 | ¥156k/m² |
| 37 | ¥151k/m² |
| 39 | ¥119k/m² |
| 40 | ¥124k/m² |
| 42 | ¥113k/m² |
| 43 | ¥137k/m² |
| 44 | ¥149k/m² |
| 45 | ¥83k/m² |
| 46 | ¥161k/m² |
| 48 | ¥122k/m² |
| 50 | ¥213k/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 |
|---|---|---|---|---|
| 2006 | ¥157k/m² | ¥139k/m² | ¥305k/m² | – |
| 2007 | ¥142k/m² | ¥140k/m² | ¥288k/m² | – |
| 2008 | – | ¥138k/m² | ¥302k/m² | – |
| 2009 | ¥144k/m² | ¥118k/m² | ¥270k/m² | – |
| 2010 | ¥133k/m² | ¥119k/m² | ¥287k/m² | – |
| 2011 | ¥142k/m² | ¥117k/m² | – | ¥295k/m² |
| 2012 | ¥117k/m² | ¥129k/m² | – | ¥290k/m² |
| 2013 | – | ¥127k/m² | – | ¥283k/m² |
| 2014 | ¥100k/m² | ¥129k/m² | – | ¥286k/m² |
| 2015 | ¥115k/m² | ¥133k/m² | – | ¥291k/m² |
| 2016 | ¥159k/m² | ¥133k/m² | – | ¥300k/m² |
| 2017 | – | ¥123k/m² | – | ¥336k/m² |
| 2018 | – | ¥122k/m² | – | ¥329k/m² |
| 2019 | – | ¥145k/m² | – | ¥368k/m² |
| 2020 | – | ¥108k/m² | – | ¥324k/m² |
| 2021 | ¥169k/m² | ¥142k/m² | – | ¥330k/m² |
| 2022 | ¥143k/m² | ¥126k/m² | – | – |
| 2023 | – | ¥168k/m² | – | – |
| 2024 | ¥144k/m² | ¥103k/m² | – | – |
| 2025 | – | ¥100k/m² | – | – |
Prices near train stations in Saeki Ward, Hiroshima City
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 | Daily passengers (2023) |
|---|---|---|---|---|---|---|
| Itsukaichi (五日市) | ¥20.0M | ¥300k/m² | ¥30.0M | 19 | 370 | 24,318-9% vs 2019 |
| Nishi Hiroshima (西広島) | – | – | ¥21.0M | – | 52 | 16,676-11% vs 2019 |
| Ozuka(Hiroshima) (大塚(広島)) | – | – | ¥47.5M | 28 | 31 | 1,620-2% vs 2019 |
Used condo prices by layout in Saeki Ward, Hiroshima City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥20.0M | 70 m² | 53 |
| 4LDK | ¥27.0M | 85 m² | 11 |
| 2LDK | ¥18.0M | 60 m² | 11 |
How much does an apartment cost in Saeki Ward, Hiroshima City?
The median used condo (mansion) in Saeki Ward, Hiroshima City sold for ¥26.0M in 2025, about ¥330k/m², based on 26 recorded sales.
How much does a house cost in Saeki Ward, Hiroshima City?
The median house sale, including the land, was ¥30.0M in 2025 across 125 sales.
Are property prices in Saeki Ward, Hiroshima City going up?
Over the five years to 2025, residential land prices changed +30.0%.
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.