Chuo Ward (Sapporo) Housing Market 2026: Family Condos in Hokkaido's Capital
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 691
In short
- 1The centre of a shrinking region
Chuo Ward is central Sapporo: Odori Park, Susukino and Maruyama.
- 2Land prices are cooling
Benchmark residential land rose about 86% over ten years, but only 2.5% in the past year, a sharp slowdown after the boom of the early 2020s.
- 3A family-size market
Unlike Tokyo or Osaka centres, central Sapporo is a family market: the most traded home is a 75 m² 3LDK at about ¥29M, and more than half of condo sales are family-sized.
- 4Empty homes and thin yields
Vacancy is about 18%, the highest of Sapporo's wards, and about 5% of homes are long-term empty.
- 5Very low earthquake risk
The 30-year probability of 6-lower shaking is only about 2%, among the lowest of any big city in Japan.
The answers, compared
What does a home cost?
¥28.0M
median used condo · ¥369k/m²
1.5× the Hokkaido median
1 of 15 areas in Hokkaido, highest first
Are prices rising?
+41.2%
over 5 years
Faster than Hokkaido (+22.6%)
8 of 42 areas in Hokkaido, highest first
Can local earners afford it?
7.7× income
median price ÷ average taxable income
Harder than Hokkaido (4.9×)
3 of 48 areas in Hokkaido, highest first
Rent or buy?
42years of rent
median price ÷ a year of median rent
Longer than Hokkaido (31)
3 of 46 areas in Hokkaido, highest first
Are people moving in?
+2.9%
population, 2020–25
Growing while Hokkaido shrinks (-4.6%)
2 of 51 areas in Hokkaido, highest first
How risky is it?
2%
chance of strong shaking (6-lower+) in 30 years
Lower than Hokkaido (11%)
37 of 51 areas in Hokkaido, highest first
Rent in Chuo Ward, Sapporo City
The average private rental costs ¥63k a month (2023), +9.8% since 2018. Hokkaido: ¥51k
| Floor area | Typical layout | Average rent / month | Chuo Ward, Sapporo CityHokkaido |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥46k vs 2018 +15.3% · Hokkaido: ¥40k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥54k vs 2018 +3.7% · Hokkaido: ¥49k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥82k vs 2018 +18.6% · Hokkaido: ¥58k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥93k vs 2018 -0.9% · Hokkaido: ¥65k | |
| 100–149 m² mostly houses | mostly houses | ¥111k vs 2018 -3.9% · Hokkaido: ¥60k | |
| 150 m² + mostly houses | mostly houses | ¥77k vs 2018 -9.1% · Hokkaido: ¥59k |
- Rent per m²
- ¥1,485
- median, per month · Hokkaido: ¥1,216
- The median used condo (¥28.0M, 70 m²) costs about 25 years of average rent for a similar-sized home (¥93k 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. 74,660 rented homes.
The centre of a shrinking region
Chuo Ward is central Sapporo: Odori Park, Susukino and Maruyama. Its population grew 2.9% between 2020 and 2025 while Hokkaido lost 4.6%, and households grew 6%. People from across Hokkaido are moving into the city centre.
Prices
Condos cost about ¥0.37M per m² in 2025, the highest of Sapporo's 10 wards and about 1.4 times the Hokkaido average, up from 1.2 times ten years ago. The median condo sold for about ¥28M. Prices per m² rose about 4.7% a year over the past five years, slower than the 6.6% before. Sales fell 17% in 2025.
Land prices are cooling
Benchmark residential land rose about 86% over ten years, but only 2.5% in the past year, a sharp slowdown after the boom of the early 2020s.
A family-size market
Unlike Tokyo or Osaka centres, central Sapporo is a family market: the most traded home is a 75 m² 3LDK at about ¥29M, and more than half of condo sales are family-sized. Studios are rare. Bus-Center-Mae and Soen are the priciest busy stations; Nakajima-Koen and Horohira-Bashi are cheaper. Being within 5 minutes of a station adds about 19% per m², which matters a lot in snowy winters.
Empty homes and thin yields
Vacancy is about 18%, the highest of Sapporo's wards, and about 5% of homes are long-term empty. A median condo costs about 42 years of median rent, much more than the Hokkaido average of 31, so prices have run ahead of rents.
Very low earthquake risk
The 30-year probability of 6-lower shaking is only about 2%, among the lowest of any big city in Japan. About three-quarters of benchmark sites are in a flood zone, almost all shallow. Central Sapporo is an Urgent Urban Renewal Area, with big rebuilding around Sapporo Station ahead of the Hokkaido Shinkansen.
Living in Chuo Ward, Sapporo City: people, homes and risks
- Population 2025
- 255,882
- +2.9% since 2020
- Hokkaido: -4.6%
- Net moves in 2025
- +1,134
- +4.43 per 1,000 residents
- Hokkaido: -1.04
- Vacant homes (2023)
- 18.4%
- 4.9% empty and not for rent or sale
- Hokkaido: 15.6%
- Median rent (2023)
- ¥56k
- per month, all rented homes
- Hokkaido: ¥46k
- Strong earthquake risk
- 2.3%
- chance of shaking of intensity 6-lower or more within 30 years
- Hokkaido: 10.5%
- Average income per taxpayer
- ¥3.6M
- taxable income in 2023, citywide figure
- Hokkaido: ¥3.4M
- Daytime population
- 160
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.6%
- 3,918 registered residents in 2024
- Hokkaido: 1.3%
- Clinics
- 15.4
- per 10,000 residents; 39 hospitals, 292 dental clinics (2020)
- Hokkaido: 6.9
- Official land price 2026
- ¥230k/m²
- +2.5% in a year · +42.2% in 5 years
- Hokkaido: ¥30k/m²
- Flood exposure
- 75.0%
- of 60 benchmark sites in a worst-case flood zone (1.7% 3 m or deeper)
- Hokkaido: 51.8%
- Landslide exposure
- 0.0%
- of 60 benchmark sites in a landslide warning area
- Hokkaido: 0.6%
Urban renewal zones
Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.
- Central Sapporo · 225 ha · designated 2002 · Specified zone (highest priority)
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 Chuo Ward, Sapporo 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
¥12.0M
¥240k/m²
- Minami8jonishi
- Nakajima Koen · 7 min walk
- 3LDK · 50 m²
- Built 1985 (41 yrs) · SRC
¥28.0M
¥400k/m²
- Minami1johigashi
- Bus Center Mae · 3 min walk
- 3LDK · 70 m²
- Built 1997 (29 yrs) · RC
¥44.0M
¥629k/m²
- Kita6jonishi
- Soen · 8 min walk
- 3LDK · 70 m²
- Built 2022 (4 yrs) · RC
House
¥43.0M
¥246k/m²
- Miyanomori4jo
- Nijuyonken · 11 min walk
- Land 155 m² · floor 175 m²
- Built 1985 (41 yrs) · Wood
¥100M
¥323k/m²
- Minami8jonishi
- Nishi Juitchome · 14 min walk
- Land 250 m² · floor 310 m²
- Built 1993 (33 yrs) · RC
¥280M
¥255k/m²
- Kita5jonishi
- Nishi Juhatchome · 11 min walk
- Land 310 m² · floor 1100 m²
- Built 2004 (21 yrs) · RC
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | ¥10.0M | ¥52.0M |
| 2007 | ¥10.0M | ¥65.0M |
| 2008 | ¥12.0M | ¥46.0M |
| 2009 | ¥10.0M | ¥45.0M |
| 2010 | ¥11.0M | ¥40.0M |
| 2011 | ¥12.0M | ¥41.0M |
| 2012 | ¥11.5M | ¥45.5M |
| 2013 | ¥12.0M | ¥43.0M |
| 2014 | ¥16.0M | ¥46.5M |
| 2015 | ¥15.0M | ¥70.0M |
| 2016 | ¥17.0M | ¥66.0M |
| 2017 | ¥18.0M | ¥77.0M |
| 2018 | ¥18.0M | ¥100M |
| 2019 | ¥21.0M | ¥62.0M |
| 2020 | ¥20.0M | ¥64.0M |
| 2021 | ¥24.0M | ¥54.0M |
| 2022 | ¥26.0M | ¥70.5M |
| 2023 | ¥20.0M | ¥96.0M |
| 2024 | ¥25.0M | ¥120M |
| 2025 | ¥28.0M | ¥110M |
| 2026 (partial) | ¥28.5M | ¥130M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | ¥161k/m² | ¥190k/m² | ¥130k/m² |
| 2007 | ¥158k/m² | ¥168k/m² | ¥150k/m² |
| 2008 | ¥165k/m² | ¥155k/m² | ¥130k/m² |
| 2009 | ¥152k/m² | ¥159k/m² | ¥120k/m² |
| 2010 | ¥159k/m² | ¥139k/m² | ¥110k/m² |
| 2011 | ¥167k/m² | ¥167k/m² | ¥120k/m² |
| 2012 | ¥160k/m² | ¥144k/m² | ¥120k/m² |
| 2013 | ¥167k/m² | ¥156k/m² | ¥120k/m² |
| 2014 | ¥200k/m² | ¥169k/m² | ¥120k/m² |
| 2015 | ¥200k/m² | ¥198k/m² | ¥130k/m² |
| 2016 | ¥232k/m² | ¥205k/m² | ¥140k/m² |
| 2017 | ¥240k/m² | ¥200k/m² | ¥150k/m² |
| 2018 | ¥244k/m² | ¥214k/m² | ¥160k/m² |
| 2019 | ¥289k/m² | ¥222k/m² | ¥170k/m² |
| 2020 | ¥262k/m² | ¥239k/m² | ¥205k/m² |
| 2021 | ¥305k/m² | ¥253k/m² | ¥180k/m² |
| 2022 | ¥333k/m² | ¥273k/m² | ¥240k/m² |
| 2023 | ¥307k/m² | ¥273k/m² | ¥230k/m² |
| 2024 | ¥325k/m² | ¥292k/m² | ¥260k/m² |
| 2025 | ¥369k/m² | ¥290k/m² | ¥240k/m² |
| 2026 (partial) | ¥383k/m² | ¥337k/m² | ¥255k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥635k/m² | ¥400k/m² |
| 1 | ¥663k/m² | ¥371k/m² |
| 2 | ¥683k/m² | – |
| 3 | ¥720k/m² | – |
| 4 | ¥650k/m² | – |
| 5 | ¥641k/m² | ¥298k/m² |
| 6 | ¥600k/m² | – |
| 7 | ¥600k/m² | ¥305k/m² |
| 8 | ¥600k/m² | – |
| 9 | ¥518k/m² | ¥262k/m² |
| 10 | ¥493k/m² | ¥277k/m² |
| 11 | ¥508k/m² | – |
| 12 | ¥467k/m² | – |
| 13 | ¥500k/m² | ¥298k/m² |
| 14 | ¥516k/m² | – |
| 15 | ¥418k/m² | – |
| 16 | ¥413k/m² | ¥266k/m² |
| 17 | ¥433k/m² | ¥308k/m² |
| 18 | ¥394k/m² | – |
| 19 | ¥418k/m² | ¥215k/m² |
| 20 | ¥400k/m² | ¥153k/m² |
| 21 | ¥384k/m² | ¥255k/m² |
| 22 | ¥335k/m² | ¥273k/m² |
| 23 | ¥354k/m² | – |
| 24 | ¥326k/m² | ¥281k/m² |
| 25 | ¥333k/m² | ¥324k/m² |
| 26 | ¥320k/m² | – |
| 27 | ¥323k/m² | – |
| 28 | ¥333k/m² | – |
| 29 | ¥333k/m² | ¥162k/m² |
| 30 | ¥300k/m² | – |
| 31 | ¥218k/m² | – |
| 32 | ¥219k/m² | ¥243k/m² |
| 33 | ¥200k/m² | ¥177k/m² |
| 34 | ¥208k/m² | ¥193k/m² |
| 35 | ¥240k/m² | ¥152k/m² |
| 36 | ¥233k/m² | ¥206k/m² |
| 37 | ¥240k/m² | – |
| 38 | ¥222k/m² | – |
| 39 | ¥235k/m² | – |
| 40 | ¥205k/m² | ¥291k/m² |
| 41 | ¥231k/m² | – |
| 42 | ¥173k/m² | – |
| 43 | ¥218k/m² | – |
| 44 | ¥161k/m² | – |
| 45 | ¥133k/m² | – |
| 46 | ¥132k/m² | – |
| 47 | ¥137k/m² | – |
| 48 | ¥125k/m² | – |
| 49 | ¥133k/m² | – |
| 50 | ¥147k/m² | ¥330k/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 | ¥93k/m² | ¥171k/m² | ¥270k/m² | – |
| 2007 | ¥98k/m² | ¥160k/m² | ¥300k/m² | – |
| 2008 | ¥85k/m² | ¥160k/m² | ¥275k/m² | – |
| 2009 | ¥79k/m² | ¥146k/m² | ¥257k/m² | – |
| 2010 | ¥64k/m² | ¥149k/m² | ¥263k/m² | – |
| 2011 | ¥65k/m² | ¥152k/m² | ¥267k/m² | – |
| 2012 | ¥68k/m² | ¥155k/m² | ¥286k/m² | – |
| 2013 | ¥77k/m² | ¥156k/m² | ¥278k/m² | – |
| 2014 | ¥97k/m² | ¥188k/m² | ¥305k/m² | – |
| 2015 | ¥95k/m² | ¥179k/m² | ¥322k/m² | – |
| 2016 | ¥100k/m² | ¥200k/m² | ¥325k/m² | ¥400k/m² |
| 2017 | ¥118k/m² | ¥213k/m² | ¥344k/m² | ¥465k/m² |
| 2018 | ¥112k/m² | ¥204k/m² | ¥338k/m² | ¥489k/m² |
| 2019 | ¥109k/m² | ¥233k/m² | ¥348k/m² | ¥533k/m² |
| 2020 | ¥130k/m² | ¥223k/m² | ¥365k/m² | ¥514k/m² |
| 2021 | ¥138k/m² | ¥250k/m² | ¥379k/m² | ¥525k/m² |
| 2022 | ¥132k/m² | ¥267k/m² | ¥400k/m² | ¥560k/m² |
| 2023 | ¥147k/m² | ¥252k/m² | ¥433k/m² | ¥600k/m² |
| 2024 | ¥147k/m² | ¥273k/m² | ¥421k/m² | ¥613k/m² |
| 2025 | ¥151k/m² | ¥283k/m² | ¥444k/m² | ¥631k/m² |
| 2026 (partial) | ¥128k/m² | ¥307k/m² | ¥480k/m² | ¥620k/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 | ¥194k/m² | ¥142k/m² | ¥290k/m² | – |
| 2007 | ¥101k/m² | ¥139k/m² | ¥215k/m² | – |
| 2008 | ¥114k/m² | ¥123k/m² | ¥239k/m² | – |
| 2009 | – | ¥117k/m² | ¥217k/m² | – |
| 2010 | ¥122k/m² | ¥98k/m² | ¥252k/m² | – |
| 2011 | ¥149k/m² | ¥125k/m² | – | ¥288k/m² |
| 2012 | – | ¥123k/m² | ¥179k/m² | ¥241k/m² |
| 2013 | ¥98k/m² | ¥118k/m² | – | ¥241k/m² |
| 2014 | ¥129k/m² | ¥132k/m² | ¥183k/m² | ¥275k/m² |
| 2015 | ¥163k/m² | ¥154k/m² | ¥191k/m² | ¥273k/m² |
| 2016 | – | ¥159k/m² | ¥196k/m² | ¥292k/m² |
| 2017 | – | ¥150k/m² | – | ¥314k/m² |
| 2018 | ¥135k/m² | ¥170k/m² | ¥231k/m² | ¥256k/m² |
| 2019 | – | ¥203k/m² | ¥208k/m² | ¥308k/m² |
| 2020 | – | ¥170k/m² | – | ¥286k/m² |
| 2021 | – | ¥178k/m² | – | – |
| 2022 | – | ¥221k/m² | ¥239k/m² | – |
| 2023 | – | ¥211k/m² | ¥257k/m² | ¥277k/m² |
| 2024 | – | ¥241k/m² | – | – |
| 2025 | – | ¥184k/m² | ¥273k/m² | ¥284k/m² |
Prices near train stations in Chuo Ward, Sapporo 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) |
|---|---|---|---|---|---|---|
| Maruyama Koen (円山公園) | ¥23.0M | ¥325k/m² | ¥65.0M | 7 | 238 | 29,280-4% vs 2019 |
| Nishi Juhatchome (西１８丁目) | ¥23.0M | ¥333k/m² | ¥100M | 8 | 227 | – |
| Horohira Bashi (幌平橋) | ¥20.5M | ¥285k/m² | ¥70.5M | 13 | 220 | 9,978-1% vs 2019 |
| Nishi Juitchome (西１１丁目) | ¥18.5M | ¥291k/m² | ¥110M | 9 | 193 | – |
| Nishi Nijuhatchome (西２８丁目) | ¥23.5M | ¥309k/m² | ¥155M | 7 | 170 | – |
| Nakajima Koen (中島公園) | ¥8.3M | ¥168k/m² | ¥120M | 6 | 134 | 18,818-2% vs 2019 |
| Bus Center Mae (バスセンター前) | ¥37.0M | ¥483k/m² | ¥195M | 5 | 118 | 20,096+3% vs 2019 |
| Soen (桑園) | ¥30.0M | ¥379k/m² | ¥130M | 8 | 99 | 20,066-5% vs 2019 |
| Naebo (苗穂) | ¥36.0M | ¥738k/m² | – | 5 | 56 | 11,790+13% vs 2019 |
| Susukino(SapporoCitySubway) (すすきの(市営)) | ¥10.9M | ¥278k/m² | ¥300M | 8 | 47 | 37,644-3% vs 2019 |
| Sapporo(JR) (札幌(ＪＲ)) | ¥42.0M | ¥691k/m² | – | 11 | 42 | 168,030-14% vs 2019 |
| Hosui Susukino (豊水すすきの) | ¥27.5M | ¥497k/m² | – | 3 | 37 | 15,908-4% vs 2019 |
| Odori (大通) | ¥42.0M | ¥764k/m² | – | 5 | 25 | 158,272-2% vs 2019 |
| Sapporo(SapporoCitySubway) (さっぽろ(札幌市営)) | ¥25.0M | ¥490k/m² | – | 9 | 19 | 156,310-10% vs 2019 |
| Nishisen Juroku Jo (西線１６条) | ¥22.0M | ¥267k/m² | – | 5 | 15 | – |
Used condo prices by layout in Chuo Ward, Sapporo City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥29.0M | 75 m² | 493 |
| 2LDK | ¥27.0M | 60 m² | 280 |
| 4LDK | ¥31.0M | 95 m² | 178 |
| 1LDK | ¥18.0M | 40 m² | 101 |
| 1K | ¥3.2M | 20 m² | 69 |
| 2DK | ¥10.4M | 45 m² | 50 |
| 1DK | ¥6.1M | 30 m² | 44 |
| 1R | ¥2.6M | 20 m² | 20 |
How much does an apartment cost in Chuo Ward, Sapporo City?
The median used condo (mansion) in Chuo Ward, Sapporo City sold for ¥28.0M in 2025, about ¥369k/m², based on 437 recorded sales.
How much does a house cost in Chuo Ward, Sapporo City?
The median house sale, including the land, was ¥110M in 2025 across 137 sales.
Are property prices in Chuo Ward, Sapporo City going up?
Over the five years to 2025, condo prices per m² changed +41.2% and residential land prices changed +17.1%.
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.