Tarumi Ward, Kobe City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 481
In short
- 1Price growth is speeding up
Condo values per m² have risen about 2.3% a year over the past five years, faster than the 0.7% a year of the five years before.
- 2Lagging Hyogo
Per m², condos here are 47% below the Hyogo average.
- 3Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 92% more per m² than those 11–15 minutes away.
- 4A family market
73% of recent condo sales have three or more bedrooms.
The answers, compared
What does a home cost?
¥16.0M
median used condo · ¥224k/m²
44% below the Hyogo median
14 of 19 areas in Hyogo, highest first
Are prices rising?
+19.8%
over 5 years
Slower than Hyogo (+30.0%)
11 of 38 areas in Hyogo, highest first
Can local earners afford it?
3.8× income
median price ÷ average taxable income
Easier than Hyogo (5.5×)
18 of 41 areas in Hyogo, highest first
Rent or buy?
28years of rent
median price ÷ a year of median rent
Shorter than Hyogo (32)
15 of 40 areas in Hyogo, highest first
Are people moving in?
-3.9%
population, 2020–25
Shrinking faster than Hyogo (-2.6%)
21 of 41 areas in Hyogo, highest first
How risky is it?
50%
chance of strong shaking (6-lower+) in 30 years
Higher than Hyogo (33%)
6 of 41 areas in Hyogo, highest first
Rent in Tarumi Ward, Kobe City
The average private rental costs ¥62k a month (2023), +8.5% since 2018. Hyogo: ¥65k
| Floor area | Typical layout | Average rent / month | Tarumi Ward, Kobe CityHyogo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥47k vs 2018 +3.0% · Hyogo: ¥50k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥59k vs 2018 +9.5% · Hyogo: ¥62k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥64k vs 2018 -3.7% · Hyogo: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥84k vs 2018 +5.7% · Hyogo: ¥89k | |
| 100–149 m² mostly houses | mostly houses | ¥68k vs 2018 -10.0% · Hyogo: ¥91k |
- Rent per m²
- ¥1,325
- median, per month · Hyogo: ¥1,586
- The median used condo (¥16.0M, 65 m²) costs about 21 years of average rent for a similar-sized home (¥64k 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. 15,770 rented homes.
What the data says
Price growth is speeding up
Condo values per m² have risen about 2.3% a year over the past five years, faster than the 0.7% 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 Hyogo
Per m², condos here are 47% below the Hyogo average. Ten years ago the gap was 27%, so Tarumi Ward, Kobe City has been falling behind the rest of Hyogo.
Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 92% 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
73% 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 9% 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 ¥8.0M and ¥30.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 3.9% between 2020 and 2025 (−2.6% for the wider area). Moves in and out roughly balanced in 2025. Households still grew 0.9% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Typical vacancy
12.4% of homes were empty in 2023 (13.8% for the wider area), and 4.3% 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 27.7 years of the area's median rent (¥48k a month), compared with 32.3 years for the wider area. That is a middle-of-the-road ratio for Japan. Rents here cover all rented homes, so treat this as a rough guide.
High earthquake risk
The government's seismic model gives a 50% chance of shaking of intensity 6-lower or stronger in the next 30 years (33% for the wider area). Check the building's earthquake standard (post-1981, ideally post-2000 for wooden houses) and consider earthquake insurance.
A typical condo costs 3.8 years of local income
Taxpayers in the city as a whole reported an average taxable income of ¥4.2m in 2023 (¥4.0m for the wider area). That is +17% since 2014. The median resale condo sold for about 3.8 times that, against 5.5 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 +2% in the year to January 2026 and +8% over five years. They are still 61% below their 1991 bubble-era level. Because these sites don't change, this is the cleanest measure of land value trends.
Little exposure to flooding
Very few of the official benchmark sites here fall in flood, tsunami or landslide zones, so most typical neighbourhoods are outside mapped hazard areas.
Living in Tarumi Ward, Kobe City: people, homes and risks
- Population 2025
- 206,825
- -3.9% since 2020
- Hyogo: -2.6%
- Net moves in 2025
- +5
- +0.02 per 1,000 residents
- Hyogo: -0.39
- Vacant homes (2023)
- 12.4%
- 4.3% empty and not for rent or sale
- Hyogo: 13.8%
- Median rent (2023)
- ¥48k
- per month, all rented homes
- Hyogo: ¥57k
- Strong earthquake risk
- 50.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Hyogo: 33.0%
- Average income per taxpayer
- ¥4.2M
- taxable income in 2023, citywide figure
- Hyogo: ¥4.0M
- Daytime population
- 80
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.5%
- 3,178 registered residents in 2024
- Hyogo: 2.6%
- Clinics
- 8.9
- per 10,000 residents; 6 hospitals, 110 dental clinics (2020)
- Hyogo: 10.1
- Official land price 2026
- ¥116k/m²
- +1.9% in a year · +7.6% in 5 years
- Hyogo: ¥102k/m²
- Flood exposure
- 3.3%
- of 60 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Hyogo: 46.1%
- Landslide exposure
- 1.7%
- of 60 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 Tarumi Ward, Kobe 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
¥4.8M
¥107k/m²
- Koyo
- Tarumi(Hyogo) · 28 min walk
- 2DK · 45 m²
- Built 1984 (41 yrs) · RC
¥17.0M
¥243k/m²
- Aoyamadai
- Tarumi(Hyogo)
- 3LDK · 70 m²
- Built 2002 (24 yrs) · SRC
¥41.0M
¥513k/m²
- Goshikiyama
- Kasumigaoka(Hyogo) · 4 min walk
- 4LDK · 80 m²
- Built 2007 (19 yrs) · RC
House
¥5.8M
¥83k/m²
- Asahigaoka
- Tarumi(Hyogo) · 16 min walk
- Land 110 m² · floor 70 m²
- Built 1975 (50 yrs) · Wood
¥27.0M
¥270k/m²
- Fukuda
- Tarumi(Hyogo) · 21 min walk
- Land 95 m² · floor 100 m²
- Built 2012 (14 yrs) · Wood
¥45.0M
¥450k/m²
- Kariguchidai
- Asagiri(Hyogo) · 16 min walk
- Land 100 m² · floor 100 m²
- Built 2025 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | ¥11.0M | ¥30.0M |
| 2007 | ¥9.9M | ¥29.0M |
| 2008 | ¥13.0M | ¥26.0M |
| 2009 | ¥13.0M | ¥26.0M |
| 2010 | ¥13.0M | ¥28.0M |
| 2011 | ¥13.0M | ¥28.0M |
| 2012 | ¥12.0M | ¥27.0M |
| 2013 | ¥11.0M | ¥26.0M |
| 2014 | ¥14.0M | ¥29.0M |
| 2015 | ¥13.0M | ¥29.0M |
| 2016 | ¥13.0M | ¥30.0M |
| 2017 | ¥13.0M | ¥28.0M |
| 2018 | ¥11.0M | ¥28.0M |
| 2019 | ¥13.0M | ¥25.5M |
| 2020 | ¥14.0M | ¥24.0M |
| 2021 | ¥16.0M | ¥27.0M |
| 2022 | ¥17.0M | ¥28.0M |
| 2023 | ¥15.0M | ¥25.0M |
| 2024 | ¥13.5M | ¥23.5M |
| 2025 | ¥16.0M | ¥27.0M |
| 2026 (partial) | ¥18.0M | ¥29.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | ¥147k/m² | ¥274k/m² | ¥110k/m² |
| 2007 | ¥150k/m² | ¥260k/m² | ¥110k/m² |
| 2008 | ¥173k/m² | ¥238k/m² | ¥100k/m² |
| 2009 | ¥186k/m² | ¥257k/m² | ¥120k/m² |
| 2010 | ¥175k/m² | ¥233k/m² | ¥115k/m² |
| 2011 | ¥176k/m² | ¥239k/m² | ¥110k/m² |
| 2012 | ¥165k/m² | ¥251k/m² | ¥110k/m² |
| 2013 | ¥165k/m² | ¥252k/m² | ¥100k/m² |
| 2014 | ¥200k/m² | ¥275k/m² | ¥110k/m² |
| 2015 | ¥186k/m² | ¥260k/m² | ¥100k/m² |
| 2016 | ¥170k/m² | ¥284k/m² | ¥120k/m² |
| 2017 | ¥171k/m² | ¥270k/m² | ¥97k/m² |
| 2018 | ¥160k/m² | ¥263k/m² | ¥120k/m² |
| 2019 | ¥185k/m² | ¥234k/m² | ¥100k/m² |
| 2020 | ¥187k/m² | ¥192k/m² | ¥100k/m² |
| 2021 | ¥215k/m² | ¥248k/m² | ¥120k/m² |
| 2022 | ¥231k/m² | ¥219k/m² | ¥140k/m² |
| 2023 | ¥210k/m² | ¥217k/m² | ¥130k/m² |
| 2024 | ¥192k/m² | ¥202k/m² | ¥130k/m² |
| 2025 | ¥224k/m² | ¥224k/m² | ¥130k/m² |
| 2026 (partial) | ¥240k/m² | ¥236k/m² | ¥180k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥867k/m² | ¥400k/m² |
| 1 | ¥650k/m² | ¥362k/m² |
| 2 | ¥620k/m² | – |
| 7 | – | ¥364k/m² |
| 8 | ¥461k/m² | – |
| 11 | ¥495k/m² | – |
| 13 | ¥267k/m² | – |
| 15 | ¥365k/m² | – |
| 16 | ¥354k/m² | – |
| 19 | ¥319k/m² | – |
| 20 | ¥376k/m² | – |
| 21 | ¥329k/m² | ¥223k/m² |
| 22 | ¥268k/m² | – |
| 23 | ¥234k/m² | – |
| 24 | ¥243k/m² | – |
| 25 | ¥221k/m² | ¥215k/m² |
| 26 | ¥274k/m² | – |
| 27 | ¥160k/m² | ¥156k/m² |
| 28 | ¥246k/m² | ¥167k/m² |
| 30 | ¥191k/m² | ¥243k/m² |
| 31 | ¥195k/m² | ¥149k/m² |
| 32 | ¥181k/m² | ¥172k/m² |
| 33 | ¥185k/m² | ¥200k/m² |
| 34 | ¥169k/m² | – |
| 35 | ¥186k/m² | ¥166k/m² |
| 36 | ¥169k/m² | ¥142k/m² |
| 37 | ¥182k/m² | ¥148k/m² |
| 38 | ¥185k/m² | ¥109k/m² |
| 40 | – | ¥100k/m² |
| 41 | – | ¥131k/m² |
| 42 | – | ¥130k/m² |
| 43 | – | ¥117k/m² |
| 44 | – | ¥89k/m² |
| 45 | – | ¥83k/m² |
| 46 | – | ¥138k/m² |
| 47 | – | ¥111k/m² |
| 48 | ¥76k/m² | ¥140k/m² |
| 49 | ¥72k/m² | ¥108k/m² |
| 50 | ¥60k/m² | ¥69k/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 | ¥83k/m² | ¥163k/m² | – | – |
| 2007 | – | ¥154k/m² | ¥272k/m² | – |
| 2008 | ¥83k/m² | ¥173k/m² | ¥307k/m² | – |
| 2009 | – | ¥146k/m² | ¥306k/m² | – |
| 2010 | ¥62k/m² | ¥157k/m² | ¥263k/m² | – |
| 2011 | – | ¥158k/m² | ¥271k/m² | – |
| 2012 | – | ¥160k/m² | ¥306k/m² | – |
| 2013 | ¥68k/m² | ¥186k/m² | ¥300k/m² | – |
| 2014 | ¥83k/m² | ¥169k/m² | ¥286k/m² | – |
| 2015 | – | ¥174k/m² | ¥300k/m² | – |
| 2016 | ¥50k/m² | ¥159k/m² | ¥240k/m² | – |
| 2017 | ¥74k/m² | ¥160k/m² | ¥319k/m² | – |
| 2018 | ¥53k/m² | ¥147k/m² | ¥256k/m² | – |
| 2019 | – | ¥160k/m² | ¥264k/m² | – |
| 2020 | – | ¥158k/m² | ¥246k/m² | – |
| 2021 | ¥117k/m² | ¥200k/m² | ¥362k/m² | ¥580k/m² |
| 2022 | ¥70k/m² | ¥218k/m² | ¥303k/m² | ¥560k/m² |
| 2023 | – | ¥184k/m² | ¥387k/m² | – |
| 2024 | – | ¥198k/m² | ¥315k/m² | – |
| 2025 | ¥47k/m² | ¥214k/m² | ¥354k/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 | – | ¥200k/m² | ¥310k/m² | – |
| 2007 | ¥143k/m² | ¥189k/m² | ¥320k/m² | – |
| 2008 | ¥135k/m² | ¥179k/m² | ¥316k/m² | – |
| 2009 | ¥97k/m² | ¥190k/m² | ¥310k/m² | – |
| 2010 | ¥151k/m² | ¥165k/m² | ¥324k/m² | – |
| 2011 | ¥108k/m² | ¥184k/m² | ¥278k/m² | ¥333k/m² |
| 2012 | ¥105k/m² | ¥165k/m² | – | ¥322k/m² |
| 2013 | ¥117k/m² | ¥160k/m² | – | ¥322k/m² |
| 2014 | ¥113k/m² | ¥174k/m² | – | ¥356k/m² |
| 2015 | ¥95k/m² | ¥157k/m² | – | ¥355k/m² |
| 2016 | ¥109k/m² | ¥161k/m² | – | ¥351k/m² |
| 2017 | ¥104k/m² | ¥143k/m² | – | ¥340k/m² |
| 2018 | ¥65k/m² | ¥148k/m² | – | ¥357k/m² |
| 2019 | ¥80k/m² | ¥122k/m² | – | ¥359k/m² |
| 2020 | ¥71k/m² | ¥128k/m² | – | ¥333k/m² |
| 2021 | ¥103k/m² | ¥183k/m² | – | ¥344k/m² |
| 2022 | ¥99k/m² | ¥157k/m² | – | – |
| 2023 | ¥120k/m² | ¥130k/m² | – | – |
| 2024 | ¥95k/m² | ¥141k/m² | – | – |
| 2025 | ¥83k/m² | ¥139k/m² | – | – |
Prices near train stations in Tarumi Ward, Kobe 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) |
|---|---|---|---|---|---|---|
| Tarumi(Hyogo) (垂水) | ¥20.0M | ¥285k/m² | ¥28.0M | 15 | 425 | 53,728-16% vs 2019 |
| Maiko (舞子) | ¥13.0M | ¥195k/m² | ¥27.0M | 13 | 154 | 31,402-17% vs 2019 |
| Asagiri(Hyogo) (朝霧) | ¥3.6M | ¥63k/m² | ¥28.0M | 13 | 126 | 23,728-23% vs 2019 |
| Gakuentoshi (学園都市) | ¥20.0M | ¥243k/m² | ¥53.0M | 20 | 99 | 34,438-8% vs 2019 |
| Shioya(Hyogo) (塩屋(兵庫)) | ¥16.0M | ¥223k/m² | ¥5.9M | 14 | 82 | 10,634-20% vs 2019 |
| Takinochaya (滝の茶屋) | ¥11.0M | ¥158k/m² | ¥10.0M | 8 | 58 | 4,264-7% vs 2019 |
| Higashi Tarumi (東垂水) | – | – | ¥11.0M | 8 | 50 | 1,133-14% vs 2019 |
| Kasumigaoka(Hyogo) (霞ケ丘(兵庫)) | ¥19.0M | ¥265k/m² | ¥23.0M | 6 | 47 | 2,292-1% vs 2019 |
| Nishi Maiko (西舞子) | ¥15.0M | ¥214k/m² | ¥11.0M | 8 | 40 | 2,004+8% vs 2019 |
| Myodani (名谷) | ¥24.0M | ¥282k/m² | ¥13.5M | 15 | 23 | 45,352-13% vs 2019 |
| Suma (須磨) | – | – | ¥20.0M | – | 18 | 19,688-15% vs 2019 |
Used condo prices by layout in Tarumi Ward, Kobe City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥16.0M | 70 m² | 230 |
| 2LDK | ¥19.0M | 65 m² | 81 |
| 4LDK | ¥19.5M | 85 m² | 40 |
How much does an apartment cost in Tarumi Ward, Kobe City?
The median used condo (mansion) in Tarumi Ward, Kobe City sold for ¥16.0M in 2025, about ¥224k/m², based on 162 recorded sales.
How much does a house cost in Tarumi Ward, Kobe City?
The median house sale, including the land, was ¥27.0M in 2025 across 231 sales.
Are property prices in Tarumi Ward, Kobe City going up?
Over the five years to 2025, condo prices per m² changed +19.8% and 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.