Tsukuba Housing Market 2026: A Science City Growing 11%
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 583
In short
- 1One of Japan's fastest-growing cities
Tsukuba grew 11.3% between 2020 and 2025, the fastest of any city or ward in Japan with more than 200,000 people, while Ibaraki shrank 2.6%.
- 2Condos rising faster than land
Condos cost about ¥0.50M per m², the highest in Ibaraki and about 1.7 times the prefecture average, up from 1.3 times ten years ago.
- 3A family market
Almost all condo sales are family-sized; the most traded home is an 80 m² 3LDK at about ¥36M.
- 4Expensive compared with rents
A median condo costs about 61 years of median rent, one of the highest ratios we have seen, because rents in Tsukuba (about ¥54,000) are set by students and researchers in small flats while buyers pay for new family condos.
- 5Low natural risk
Only about 3% of benchmark sites are in a flood zone, one of the lowest shares in Ibaraki.
The answers, compared
What does a home cost?
¥40.0M
median used condo · ¥504k/m²
2.0× the Ibaraki median
1 of 5 areas in Ibaraki, highest first
Are prices rising?
+53.0%
over 5 years
Faster than Ibaraki (+9.4%)
4 of 35 areas in Ibaraki, highest first
Can local earners afford it?
8.8× income
median price ÷ average taxable income
Harder than Ibaraki (5.0×)
1 of 32 areas in Ibaraki, highest first
Rent or buy?
61years of rent
median price ÷ a year of median rent
Longer than Ibaraki (30)
1 of 31 areas in Ibaraki, highest first
Are people moving in?
+11.3%
population, 2020–25
Growing while Ibaraki shrinks (-2.6%)
1 of 36 areas in Ibaraki, highest first
How risky is it?
45%
chance of strong shaking (6-lower+) in 30 years
Lower than Ibaraki (56%)
29 of 36 areas in Ibaraki, highest first
Rent in Tsukuba City
The average private rental costs ¥58k a month (2023), +6.1% since 2018. Ibaraki: ¥53k
| Floor area | Typical layout | Average rent / month | Tsukuba CityIbaraki |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥40k vs 2018 +3.1% · Ibaraki: ¥39k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥56k vs 2018 +4.7% · Ibaraki: ¥51k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥70k vs 2018 +5.5% · Ibaraki: ¥61k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥100k vs 2018 +29.3% · Ibaraki: ¥72k | |
| 100–149 m² mostly houses | mostly houses | ¥98k vs 2018 -2.3% · Ibaraki: ¥62k |
- Rent per m²
- ¥1,520
- median, per month · Ibaraki: ¥1,271
- The median used condo (¥40.0M, 80 m²) costs about 33 years of average rent for a similar-sized home (¥100k 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. 45,150 rented homes.
One of Japan's fastest-growing cities
Tsukuba grew 11.3% between 2020 and 2025, the fastest of any city or ward in Japan with more than 200,000 people, while Ibaraki shrank 2.6%. Households grew 13%. The growth is centred on the Tsukuba Express line, which reaches Akihabara in about 45 minutes.
Condos rising faster than land
Condos cost about ¥0.50M per m², the highest in Ibaraki and about 1.7 times the prefecture average, up from 1.3 times ten years ago. Prices per m² rose about 6% a year over the past five years. Official benchmark land rose more slowly, about 13% over five years and 6% over ten, and land in transactions fell. The price rise is concentrated in new condos near the TX stations, not across the city.
A family market
Almost all condo sales are family-sized; the most traded home is an 80 m² 3LDK at about ¥36M. Houses are the bigger market, with about 230 sold in 2025 at a median of about ¥39.5M. Houses lose value fast and are down to land value by about 40 years old.
Stations
Tsukuba and Kenkyu-Gakuen stations sell condos at about ¥0.42–0.46M per m². Many homes are a long walk from a station; being within 5 minutes adds about 17% per m².
Expensive compared with rents
A median condo costs about 61 years of median rent, one of the highest ratios we have seen, because rents in Tsukuba (about ¥54,000) are set by students and researchers in small flats while buyers pay for new family condos.
Low natural risk
Only about 3% of benchmark sites are in a flood zone, one of the lowest shares in Ibaraki. Earthquake probability is about 45% for 6-lower in 30 years.
Living in Tsukuba City: people, homes and risks
- Population 2025
- 268,991
- +11.3% since 2020
- Ibaraki: -2.6%
- Net moves in 2025
- +2,046
- +7.61 per 1,000 residents
- Ibaraki: -2.14
- Vacant homes (2023)
- 8.1%
- 4.1% empty and not for rent or sale
- Ibaraki: 14.1%
- Median rent (2023)
- ¥54k
- per month, all rented homes
- Ibaraki: ¥50k
- Strong earthquake risk
- 45.1%
- chance of shaking of intensity 6-lower or more within 30 years
- Ibaraki: 56.2%
- Average income per taxpayer
- ¥4.5M
- taxable income in 2023
- Ibaraki: ¥3.6M
- Daytime population
- 106
- people here by day per 100 residents (2020 census)
- Foreign residents
- 5.4%
- 13,909 registered residents in 2024
- Ibaraki: 3.5%
- Clinics
- 7.2
- per 10,000 residents; 12 hospitals, 132 dental clinics (2020)
- Ibaraki: 6.4
- Official land price 2026
- ¥51k/m²
- +5.4% in a year · +12.8% in 5 years
- Ibaraki: ¥27k/m²
- Flood exposure
- 2.6%
- of 38 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Ibaraki: 26.5%
- Landslide exposure
- 0.0%
- of 38 benchmark sites in a landslide warning area
- Ibaraki: 0.3%
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 Tsukuba 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
¥30.0M
¥300k/m²
- Namiki
- Tsukuba
- 3LDK · 100 m²
- Built 2008 (18 yrs) · RC
¥49.0M
¥613k/m²
- Azuma
- Tsukuba · 6 min walk
- 3LDK · 80 m²
- Built 2013 (13 yrs) · RC
¥57.0M
¥713k/m²
- Azuma
- Tsukuba · 4 min walk
- 3LDK · 80 m²
- Built 2017 (8 yrs) · RC
House
¥7.0M
¥58k/m²
- Yatabe
- Midorino · 24 min walk
- Land 160 m² · floor 120 m²
- Built 1997 (28 yrs) · Wood
¥32.0M
¥194k/m²
- Ninomiya
- Tsukuba · 21 min walk
- Land 310 m² · floor 165 m²
- Built 1986 (40 yrs) · Light steel
¥57.0M
¥543k/m²
- Tokodai
- Kenkyu Gakuen
- Land 140 m² · floor 105 m²
- Built 2024 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | – | ¥28.5M |
| 2008 | ¥29.0M | ¥25.0M |
| 2009 | ¥23.0M | ¥22.0M |
| 2010 | ¥25.0M | ¥24.0M |
| 2011 | ¥34.5M | ¥22.0M |
| 2012 | ¥24.0M | ¥21.0M |
| 2013 | ¥25.0M | ¥25.0M |
| 2014 | ¥23.0M | ¥29.0M |
| 2015 | ¥24.5M | ¥32.5M |
| 2016 | ¥30.0M | ¥31.0M |
| 2017 | ¥27.0M | ¥32.0M |
| 2018 | ¥27.0M | ¥34.0M |
| 2019 | ¥30.0M | ¥32.0M |
| 2020 | ¥28.0M | ¥30.0M |
| 2021 | ¥31.0M | ¥34.0M |
| 2022 | ¥34.5M | ¥35.0M |
| 2023 | ¥32.0M | ¥37.0M |
| 2024 | ¥36.0M | ¥35.0M |
| 2025 | ¥40.0M | ¥39.5M |
| 2026 (partial) | – | ¥30.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | – | ¥175k/m² | ¥24k/m² |
| 2008 | ¥329k/m² | ¥155k/m² | ¥32k/m² |
| 2009 | ¥259k/m² | ¥165k/m² | ¥32k/m² |
| 2010 | ¥292k/m² | ¥156k/m² | ¥32k/m² |
| 2011 | ¥350k/m² | ¥125k/m² | ¥31k/m² |
| 2012 | ¥295k/m² | ¥117k/m² | ¥39k/m² |
| 2013 | ¥300k/m² | ¥167k/m² | ¥33k/m² |
| 2014 | ¥276k/m² | ¥222k/m² | ¥32k/m² |
| 2015 | ¥313k/m² | ¥222k/m² | ¥38k/m² |
| 2016 | ¥332k/m² | ¥245k/m² | ¥39k/m² |
| 2017 | ¥327k/m² | ¥248k/m² | ¥32k/m² |
| 2018 | ¥340k/m² | ¥275k/m² | ¥30k/m² |
| 2019 | ¥346k/m² | ¥264k/m² | ¥35k/m² |
| 2020 | ¥329k/m² | ¥230k/m² | ¥38k/m² |
| 2021 | ¥375k/m² | ¥278k/m² | ¥36k/m² |
| 2022 | ¥395k/m² | ¥296k/m² | ¥33k/m² |
| 2023 | ¥400k/m² | ¥289k/m² | ¥21k/m² |
| 2024 | ¥413k/m² | ¥260k/m² | ¥25k/m² |
| 2025 | ¥504k/m² | ¥290k/m² | ¥32k/m² |
| 2026 (partial) | – | ¥164k/m² | ¥31k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥340k/m² |
| 1 | – | ¥329k/m² |
| 2 | – | ¥350k/m² |
| 3 | – | ¥321k/m² |
| 4 | – | ¥286k/m² |
| 5 | ¥533k/m² | ¥318k/m² |
| 6 | ¥466k/m² | ¥382k/m² |
| 7 | ¥465k/m² | ¥314k/m² |
| 8 | ¥463k/m² | ¥346k/m² |
| 12 | ¥384k/m² | ¥244k/m² |
| 13 | ¥299k/m² | – |
| 14 | ¥363k/m² | – |
| 15 | ¥300k/m² | – |
| 16 | ¥384k/m² | – |
| 17 | ¥390k/m² | – |
| 18 | ¥385k/m² | – |
| 19 | – | ¥174k/m² |
| 20 | – | ¥179k/m² |
| 21 | – | ¥168k/m² |
| 24 | – | ¥132k/m² |
| 25 | – | ¥150k/m² |
| 26 | – | ¥132k/m² |
| 27 | – | ¥129k/m² |
| 28 | – | ¥96k/m² |
| 29 | – | ¥149k/m² |
| 30 | ¥224k/m² | ¥100k/m² |
| 31 | – | ¥80k/m² |
| 32 | – | ¥112k/m² |
| 33 | – | ¥109k/m² |
| 34 | – | ¥121k/m² |
| 35 | – | ¥154k/m² |
| 36 | – | ¥102k/m² |
| 37 | – | ¥83k/m² |
| 38 | – | ¥129k/m² |
| 39 | – | ¥69k/m² |
| 40 | – | ¥104k/m² |
| 41 | – | ¥46k/m² |
| 42 | – | ¥61k/m² |
| 43 | – | ¥46k/m² |
| 44 | – | ¥48k/m² |
| 45 | – | ¥55k/m² |
| 46 | – | ¥36k/m² |
| 47 | – | ¥29k/m² |
| 48 | – | ¥70k/m² |
| 50 | – | ¥40k/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 |
|---|---|---|---|---|
| 2007 | – | ¥125k/m² | ¥281k/m² | – |
| 2008 | – | ¥90k/m² | ¥267k/m² | – |
| 2009 | – | ¥100k/m² | ¥250k/m² | – |
| 2010 | ¥72k/m² | ¥116k/m² | ¥255k/m² | – |
| 2011 | – | ¥100k/m² | – | – |
| 2012 | – | ¥81k/m² | – | ¥287k/m² |
| 2013 | – | ¥94k/m² | ¥200k/m² | ¥305k/m² |
| 2014 | – | ¥82k/m² | ¥183k/m² | ¥318k/m² |
| 2015 | ¥63k/m² | ¥91k/m² | – | ¥343k/m² |
| 2016 | ¥70k/m² | ¥100k/m² | – | ¥308k/m² |
| 2017 | ¥67k/m² | ¥92k/m² | ¥170k/m² | ¥305k/m² |
| 2018 | ¥55k/m² | ¥91k/m² | ¥178k/m² | ¥326k/m² |
| 2019 | – | ¥85k/m² | – | ¥320k/m² |
| 2020 | ¥52k/m² | ¥98k/m² | – | ¥287k/m² |
| 2021 | ¥48k/m² | ¥121k/m² | – | ¥304k/m² |
| 2022 | ¥42k/m² | ¥103k/m² | ¥193k/m² | ¥344k/m² |
| 2023 | ¥52k/m² | ¥110k/m² | – | ¥309k/m² |
| 2024 | ¥41k/m² | ¥83k/m² | ¥209k/m² | ¥306k/m² |
| 2025 | ¥37k/m² | ¥125k/m² | – | – |
| 2026 (partial) | – | ¥104k/m² | – | – |
Prices near train stations in Tsukuba 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) |
|---|---|---|---|---|---|---|
| Tsukuba (つくば) | ¥35.0M | ¥421k/m² | ¥42.0M | 14 | 448 | 34,500-4% vs 2019 |
| Midorino (みどりの) | – | – | ¥37.5M | 14 | 137 | 10,700+14% vs 2019 |
| Kenkyu Gakuen (研究学園) | ¥41.0M | ¥460k/m² | ¥34.5M | 14 | 123 | 15,000+3% vs 2019 |
| Bampaku Kinenkoen(Ibaraki) (万博記念公園(茨城)) | – | – | ¥42.0M | 20 | 84 | 7,100+13% vs 2019 |
| Ushiku (牛久) | – | – | ¥6.3M | 24 | 59 | 21,552-16% vs 2019 |
| Hitachinoushiku (ひたち野うしく) | – | – | ¥7.0M | – | 23 | 12,602-10% vs 2019 |
| Arakawaoki (荒川沖) | – | – | ¥33.0M | – | 21 | 14,124-15% vs 2019 |
| Ryugasaki Shi (龍ケ崎市) | – | – | ¥4.0M | – | 17 | 20,636-20% vs 2019 |
Used condo prices by layout in Tsukuba City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥36.0M | 80 m² | 103 |
| 4LDK | ¥37.0M | 90 m² | 33 |
| 2LDK | ¥27.5M | 70 m² | 18 |
How much does an apartment cost in Tsukuba City?
The median used condo (mansion) in Tsukuba City sold for ¥40.0M in 2025, about ¥504k/m², based on 43 recorded sales.
How much does a house cost in Tsukuba City?
The median house sale, including the land, was ¥39.5M in 2025 across 226 sales.
Are property prices in Tsukuba City going up?
Over the five years to 2025, condo prices per m² changed +53.0% and residential land prices changed -15.8%.
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.