Minami Ward, Sapporo City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 322
In short
- 1Price growth is speeding up
Condo values per m² have risen about 2% a year over the past five years, faster than the 0.9% a year of the five years before.
- 2Lagging Hokkaido
Per m², condos here are 54% below the Hokkaido average.
- 3Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 42% more per m² than those 11–15 minutes away.
- 4A family market
63% of recent condo sales have three or more bedrooms.
The answers, compared
What does a home cost?
¥6.6M
median used condo · ¥95k/m²
61% below the Hokkaido median
15 of 15 areas in Hokkaido, highest first
Are prices rising?
-17.2%
over 5 years
Slower than Hokkaido (+22.6%)
35 of 42 areas in Hokkaido, highest first
Can local earners afford it?
1.8× income
median price ÷ average taxable income
Easier than Hokkaido (4.9×)
34 of 48 areas in Hokkaido, highest first
Rent or buy?
11years of rent
median price ÷ a year of median rent
Shorter than Hokkaido (31)
36 of 46 areas in Hokkaido, highest first
Are people moving in?
-2.4%
population, 2020–25
Shrinking slower than Hokkaido (-4.6%)
12 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%)
43 of 51 areas in Hokkaido, highest first
Rent in Minami Ward, Sapporo City
The average private rental costs ¥51k a month (2023), -1.0% since 2018. Hokkaido: ¥51k
| Floor area | Typical layout | Average rent / month | Minami Ward, Sapporo CityHokkaido |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥38k vs 2018 +3.2% · Hokkaido: ¥40k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥48k vs 2018 +6.1% · Hokkaido: ¥49k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥55k vs 2018 -8.7% · Hokkaido: ¥58k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥63k vs 2018 -0.4% · Hokkaido: ¥65k | |
| 100–149 m² mostly houses | mostly houses | ¥67k vs 2018 +5.8% · Hokkaido: ¥60k |
- Rent per m²
- ¥1,154
- median, per month · Hokkaido: ¥1,216
- The median used condo (¥6.6M, 68 m²) costs about 10 years of average rent for a similar-sized home (¥55k 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. 16,700 rented homes.
What the data says
Price growth is speeding up
Condo values per m² have risen about 2% a year over the past five years, faster than the 0.9% 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.
Lagging Hokkaido
Per m², condos here are 54% below the Hokkaido average. Ten years ago the gap was 36%, so Minami Ward, Sapporo City has been falling behind the rest of Hokkaido.
Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 42% more per m² than those 11–15 minutes away. If budget is tight, a longer walk is the quickest way to cut the price.
A family market
63% 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 29% 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 condo sales last year were between ¥3.5M and ¥15.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 2.4% between 2020 and 2025 (−4.6% for the wider area). Moves in and out roughly balanced in 2025.
Typical vacancy
14.1% of homes were empty in 2023 (15.6% for the wider area), and 4.5% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.
Buying vs renting
A median used condo costs about 11.5 years of the area's median rent (¥48k a month), compared with 30.7 years for the wider area. Prices are low relative to rents, which points to higher rental yields, but often also to weaker growth prospects. Rents here cover all rented homes, so treat this as a rough guide.
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 (11% for the wider area). This is low by Japanese standards, although no part of Japan is free of earthquake risk.
A typical condo costs 1.8 years of local income
Taxpayers in the city as a whole reported an average taxable income of ¥3.6m in 2023 (¥3.4m for the wider area). That is +20% since 2014. The median resale condo sold for about 1.8 times that, against 4.9 times for the wider area. A higher multiple means prices lean more on buyers from outside the area or on two incomes. 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 +0% in the year to January 2026 and +27% over five years. They are still 50% below their 1991 bubble-era level. Because these sites don't change, this is the cleanest measure of land value trends.
Some flood or landslide exposure
Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 17% are inside the worst-case flood zone. 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 Minami Ward, Sapporo City: people, homes and risks
- Population 2025
- 132,525
- -2.4% since 2020
- Hokkaido: -4.6%
- Net moves in 2025
- +201
- +1.52 per 1,000 residents
- Hokkaido: -1.04
- Vacant homes (2023)
- 14.1%
- 4.5% empty and not for rent or sale
- Hokkaido: 15.6%
- Median rent (2023)
- ¥48k
- per month, all rented homes
- Hokkaido: ¥46k
- Strong earthquake risk
- 1.6%
- 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
- 90
- people here by day per 100 residents (2020 census)
- Foreign residents
- 0.9%
- 1,256 registered residents in 2024
- Hokkaido: 1.3%
- Clinics
- 5.9
- per 10,000 residents; 15 hospitals, 68 dental clinics (2020)
- Hokkaido: 6.9
- Official land price 2026
- ¥32k/m²
- +0.3% in a year · +26.5% in 5 years
- Hokkaido: ¥30k/m²
- Flood exposure
- 17.0%
- of 47 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Hokkaido: 51.8%
- Landslide exposure
- 2.1%
- of 47 benchmark sites in a landslide warning area
- Hokkaido: 0.6%
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 Minami 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
¥3.7M
¥67k/m²
- Jozankeionsennishi
- Makomanai
- 1LDK · 55 m²
- Built 1990 (36 yrs) · SRC
¥8.0M
¥100k/m²
- Ishiyama2jo
- Makomanai
- 3LDK · 80 m²
- Built 2001 (25 yrs) · RC
¥21.0M
¥247k/m²
- Sumikawa1jo
- Sumikawa · 9 min walk
- 4LDK · 85 m²
- Built 1981 (45 yrs) · SRC
House
¥5.0M
¥48k/m²
- Fujino5jo
- Makomanai
- Land 175 m² · floor 105 m²
- Built 1992 (34 yrs) · Wood
¥11.0M
¥59k/m²
- Fujino6jo
- Makomanai
- Land 180 m² · floor 185 m²
- Built 1988 (38 yrs) · Steel
¥33.0M
¥275k/m²
- Fujino3jo
- Makomanai
- Land 195 m² · floor 120 m²
- Built 2025 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | ¥7.0M | ¥15.5M |
| 2007 | ¥7.7M | ¥14.0M |
| 2008 | ¥7.4M | ¥15.0M |
| 2009 | ¥6.5M | ¥11.0M |
| 2010 | ¥6.8M | ¥13.0M |
| 2011 | ¥6.6M | ¥13.0M |
| 2012 | ¥7.5M | ¥13.0M |
| 2013 | ¥6.5M | ¥13.5M |
| 2014 | ¥7.4M | ¥14.0M |
| 2015 | ¥7.8M | ¥15.0M |
| 2016 | ¥7.7M | ¥13.0M |
| 2017 | ¥7.3M | ¥13.0M |
| 2018 | ¥9.8M | ¥14.5M |
| 2019 | ¥5.2M | ¥11.0M |
| 2020 | ¥8.5M | ¥14.5M |
| 2021 | ¥8.1M | ¥18.0M |
| 2022 | ¥9.9M | ¥19.0M |
| 2023 | ¥8.3M | ¥18.0M |
| 2024 | ¥9.0M | ¥13.0M |
| 2025 | ¥6.6M | ¥13.0M |
| 2026 (partial) | ¥8.5M | ¥11.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | ¥103k/m² | ¥124k/m² | ¥35k/m² |
| 2007 | ¥106k/m² | ¥100k/m² | ¥31k/m² |
| 2008 | ¥106k/m² | ¥112k/m² | ¥24k/m² |
| 2009 | ¥99k/m² | ¥86k/m² | ¥22k/m² |
| 2010 | ¥95k/m² | ¥100k/m² | ¥24k/m² |
| 2011 | ¥100k/m² | ¥88k/m² | ¥23k/m² |
| 2012 | ¥103k/m² | ¥79k/m² | ¥24k/m² |
| 2013 | ¥86k/m² | ¥89k/m² | ¥25k/m² |
| 2014 | ¥103k/m² | ¥97k/m² | ¥24k/m² |
| 2015 | ¥109k/m² | ¥100k/m² | ¥21k/m² |
| 2016 | ¥116k/m² | ¥87k/m² | ¥20k/m² |
| 2017 | ¥109k/m² | ¥100k/m² | ¥22k/m² |
| 2018 | ¥131k/m² | ¥110k/m² | ¥23k/m² |
| 2019 | ¥88k/m² | ¥83k/m² | ¥25k/m² |
| 2020 | ¥115k/m² | ¥93k/m² | ¥27k/m² |
| 2021 | ¥125k/m² | ¥133k/m² | ¥26k/m² |
| 2022 | ¥140k/m² | ¥138k/m² | ¥33k/m² |
| 2023 | ¥118k/m² | ¥118k/m² | ¥30k/m² |
| 2024 | ¥129k/m² | ¥97k/m² | ¥35k/m² |
| 2025 | ¥95k/m² | ¥95k/m² | ¥37k/m² |
| 2026 (partial) | ¥122k/m² | ¥83k/m² | ¥34k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥325k/m² |
| 1 | – | ¥280k/m² |
| 25 | ¥249k/m² | ¥90k/m² |
| 26 | ¥139k/m² | – |
| 27 | ¥163k/m² | ¥136k/m² |
| 28 | ¥165k/m² | ¥99k/m² |
| 29 | – | ¥73k/m² |
| 30 | ¥129k/m² | ¥89k/m² |
| 31 | ¥59k/m² | ¥90k/m² |
| 32 | ¥80k/m² | ¥111k/m² |
| 33 | ¥62k/m² | ¥100k/m² |
| 34 | ¥57k/m² | ¥86k/m² |
| 35 | ¥61k/m² | ¥75k/m² |
| 36 | – | ¥81k/m² |
| 37 | – | ¥82k/m² |
| 38 | ¥154k/m² | ¥119k/m² |
| 39 | ¥105k/m² | ¥88k/m² |
| 40 | ¥127k/m² | ¥60k/m² |
| 41 | ¥121k/m² | ¥78k/m² |
| 42 | – | ¥70k/m² |
| 43 | ¥125k/m² | ¥75k/m² |
| 44 | ¥105k/m² | ¥67k/m² |
| 45 | ¥104k/m² | ¥56k/m² |
| 46 | – | ¥63k/m² |
| 47 | ¥69k/m² | ¥49k/m² |
| 49 | ¥113k/m² | ¥37k/m² |
| 50 | ¥64k/m² | ¥74k/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 |
|---|---|---|
| 2006 | – | ¥128k/m² |
| 2007 | – | ¥114k/m² |
| 2008 | ¥67k/m² | ¥125k/m² |
| 2009 | – | ¥80k/m² |
| 2010 | – | ¥102k/m² |
| 2011 | – | ¥99k/m² |
| 2012 | – | ¥108k/m² |
| 2013 | ¥71k/m² | ¥91k/m² |
| 2014 | – | ¥107k/m² |
| 2015 | ¥84k/m² | ¥117k/m² |
| 2016 | ¥79k/m² | ¥117k/m² |
| 2017 | ¥102k/m² | ¥97k/m² |
| 2018 | – | ¥137k/m² |
| 2019 | ¥111k/m² | ¥70k/m² |
| 2020 | – | ¥122k/m² |
| 2021 | ¥96k/m² | ¥126k/m² |
| 2022 | – | ¥140k/m² |
| 2023 | – | ¥114k/m² |
| 2024 | ¥72k/m² | ¥142k/m² |
| 2025 | – | ¥92k/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 | ¥91k/m² | ¥111k/m² | ¥233k/m² | – |
| 2007 | ¥85k/m² | ¥100k/m² | – | – |
| 2008 | ¥79k/m² | ¥98k/m² | ¥200k/m² | – |
| 2009 | ¥65k/m² | ¥85k/m² | – | – |
| 2010 | ¥59k/m² | ¥89k/m² | ¥204k/m² | – |
| 2011 | – | ¥80k/m² | – | ¥238k/m² |
| 2012 | ¥46k/m² | ¥65k/m² | – | ¥229k/m² |
| 2013 | ¥61k/m² | ¥75k/m² | – | ¥215k/m² |
| 2014 | ¥59k/m² | ¥75k/m² | – | ¥264k/m² |
| 2015 | ¥71k/m² | ¥88k/m² | – | ¥272k/m² |
| 2016 | ¥53k/m² | ¥72k/m² | – | ¥261k/m² |
| 2017 | ¥59k/m² | ¥80k/m² | – | ¥271k/m² |
| 2018 | ¥54k/m² | ¥67k/m² | – | ¥242k/m² |
| 2019 | ¥62k/m² | ¥71k/m² | – | ¥293k/m² |
| 2020 | ¥58k/m² | ¥75k/m² | – | ¥267k/m² |
| 2021 | ¥52k/m² | ¥91k/m² | – | – |
| 2022 | ¥74k/m² | ¥90k/m² | – | – |
| 2023 | ¥50k/m² | ¥86k/m² | – | – |
| 2024 | ¥46k/m² | ¥87k/m² | – | – |
| 2025 | ¥43k/m² | ¥83k/m² | – | – |
| 2026 (partial) | – | ¥63k/m² | – | – |
Prices near train stations in Minami 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) |
|---|---|---|---|---|---|---|
| Makomanai (真駒内) | ¥7.3M | ¥106k/m² | ¥12.0M | 16 | 479 | 22,368-11% vs 2019 |
| Sumikawa (澄川) | ¥11.0M | ¥151k/m² | ¥36.0M | 8 | 95 | 18,748-6% vs 2019 |
| Jieitai Mae (自衛隊前) | ¥9.2M | ¥142k/m² | ¥23.5M | 9 | 57 | 6,244-6% vs 2019 |
Used condo prices by layout in Minami Ward, Sapporo City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥9.9M | 70 m² | 94 |
| 2LDK | ¥5.3M | 55 m² | 44 |
| 4LDK | ¥12.0M | 90 m² | 41 |
| 1LDK | ¥3.3M | 40 m² | 20 |
How much does an apartment cost in Minami Ward, Sapporo City?
The median used condo (mansion) in Minami Ward, Sapporo City sold for ¥6.6M in 2025, about ¥95k/m², based on 68 recorded sales.
How much does a house cost in Minami Ward, Sapporo City?
The median house sale, including the land, was ¥13.0M in 2025 across 128 sales.
Are property prices in Minami Ward, Sapporo City going up?
Over the five years to 2025, condo prices per m² changed -17.2% and residential land prices changed +37.0%.
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.