Kamigori Town, Ako County Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 35
In short
- 1What a typical purchase costs
Half of all house sales last year were between ¥2.2M and ¥7.9M.
- 2A shrinking population
The population fell 7.6% between 2020 and 2025 (−2.6% for the wider area).
- 3Lower earthquake risk
The government's seismic model gives a 14% chance of shaking of intensity 6-lower or stronger in the next 30 years (33% for the wider area).
- 4Local incomes are below average
Taxpayers here reported an average taxable income of ¥3.1m in 2023 (¥4.0m for the wider area).
The answers, compared
What does a home cost?
¥4.5M
median house · ¥43k/m²
78% below the Hyogo median
14 of 22 areas in Hyogo, highest first
Can local earners afford it?
1.5× income
median price ÷ average taxable income
Easier than Hyogo (5.5×)
36 of 41 areas in Hyogo, highest first
Are people moving in?
-7.6%
population, 2020–25
Shrinking faster than Hyogo (-2.6%)
37 of 41 areas in Hyogo, highest first
How risky is it?
14%
chance of strong shaking (6-lower+) in 30 years
Lower than Hyogo (33%)
27 of 41 areas in Hyogo, highest first
What the data says
What a typical purchase costs
Half of all house sales last year were between ¥2.2M and ¥7.9M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 7.6% between 2020 and 2025 (−2.6% for the wider area). More people moved out than in during 2025 (about 3 per 1,000 residents), which weakens long-term housing demand.
Lower earthquake risk
The government's seismic model gives a 14% chance of shaking of intensity 6-lower or stronger in the next 30 years (33% for the wider area). This is low by Japanese standards, although no part of Japan is free of earthquake risk.
Local incomes are below average
Taxpayers here reported an average taxable income of ¥3.1m in 2023 (¥4.0m for the wider area). That is +12% 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 -2% in the year to January 2026 and -13% over five years. 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, 50% 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 Kamigori Town, Ako County: people, homes and risks
- Population 2025
- 12,820
- -7.6% since 2020
- Hyogo: -2.6%
- Net moves in 2025
- -39
- -3.04 per 1,000 residents
- Hyogo: -0.39
- Strong earthquake risk
- 13.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Hyogo: 33.0%
- Average income per taxpayer
- ¥3.1M
- taxable income in 2023
- Hyogo: ¥4.0M
- Daytime population
- 98
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.8%
- 246 registered residents in 2024
- Hyogo: 2.6%
- Clinics
- 8.6
- per 10,000 residents; 0 hospitals, 6 dental clinics (2020)
- Hyogo: 10.1
- Official land price 2026
- ¥15k/m²
- -1.6% in a year · -12.7% in 5 years
- Hyogo: ¥102k/m²
- Flood exposure
- 50.0%
- of 6 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Hyogo: 46.1%
- Landslide exposure
- 0.0%
- of 6 benchmark sites in a landslide warning area
- Hyogo: 4.3%
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 Kamigori Town, Ako 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
¥1.1M
¥7k/m²
- Takatadai
- Kamigori
- Land 200 m² · floor 150 m²
- Built 1978 (47 yrs) · Wood
¥3.7M
¥41k/m²
- Takayama
- Kamigori
- Land 1100 m² · floor 90 m²
- Built 1989 (36 yrs) · Wood
¥8.5M
¥85k/m²
- Yamanosato
- Kamigori · 18 min walk
- Land 150 m² · floor 100 m²
- Built 1996 (29 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2008 | – |
| 2009 | ¥5.1M |
| 2010 | ¥5.0M |
| 2011 | ¥6.8M |
| 2012 | ¥4.8M |
| 2013 | ¥4.9M |
| 2014 | ¥6.5M |
| 2015 | – |
| 2017 | ¥4.3M |
| 2019 | ¥4.1M |
| 2020 | ¥5.2M |
| 2021 | – |
| 2022 | ¥2.8M |
| 2023 | ¥5.5M |
| 2025 | ¥4.5M |
Show data table
| Year | House | Land |
|---|---|---|
| 2008 | – | ¥30k/m² |
| 2009 | ¥61k/m² | – |
| 2010 | ¥57k/m² | ¥12k/m² |
| 2011 | ¥59k/m² | ¥14k/m² |
| 2012 | ¥70k/m² | ¥8k/m² |
| 2013 | ¥53k/m² | ¥7k/m² |
| 2014 | ¥52k/m² | ¥2k/m² |
| 2015 | – | ¥4k/m² |
| 2017 | ¥41k/m² | ¥120/m² |
| 2019 | ¥45k/m² | – |
| 2020 | ¥38k/m² | ¥5k/m² |
| 2021 | – | ¥2k/m² |
| 2022 | ¥31k/m² | ¥4k/m² |
| 2023 | ¥38k/m² | – |
| 2025 | ¥43k/m² | – |
Prices near train stations in Kamigori Town, Ako 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 | Daily passengers (2023) |
|---|---|---|---|---|---|---|
| Kamigori (上郡) | – | – | ¥5.5M | 18 | 60 | 5,277-16% vs 2019 |
How much does a house cost in Kamigori Town, Ako County?
The median house sale, including the land, was ¥4.5M in 2025 across 26 sales.
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.