Kagoshima Housing Market 2026: Japan's Highest Share of Abandoned Homes
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 2,876
In short
- 1One in seven homes abandoned
13.6% of Kagoshima's homes are empty without being for rent, sale or holiday use, the highest share in Japan, and overall vacancy is 20%.
- 2Prices are stalling
Condo price growth slowed to about 1.4% a year over the last five years, and Kagoshima City's condo prices per m² are slightly lower than five years ago.
- 3Expensive relative to rent
A median condo costs about 43 years of the local median rent, the third-highest ratio in Japan, because condos are concentrated in central Kagoshima City while rents across the prefecture are low.
- 4Condos keep value early, then drop
Kagoshima condos hold their value well until about 25 years old, then fall quickly, losing about half by 29 years old.
The answers, compared
What does a home cost?
¥22.0M
median used condo · ¥291k/m²
48% below the Japan median
18 of 47 prefectures, highest first
Are prices rising?
+1.2%
over 5 years
Slower than Japan (+33.4%)
38 of 47 prefectures, highest first
Can local earners afford it?
6.9× income
median price ÷ average taxable income
Harder than Japan (6.6×)
4 of 47 prefectures, highest first
Rent or buy?
43years of rent
median price ÷ a year of median rent
Longer than Japan (38)
3 of 47 prefectures, highest first
Are people moving in?
-4.7%
population, 2020–25
Shrinking faster than Japan (-2.5%)
31 of 47 prefectures, highest first
How risky is it?
16%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
30 of 47 prefectures, highest first
Rent in Kagoshima
The average private rental costs ¥47k a month (2023), +3.1% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | KagoshimaJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥39k vs 2018 +2.1% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥47k vs 2018 +3.3% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥52k vs 2018 +6.3% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥52k vs 2018 -1.8% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥53k vs 2018 +6.6% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥49k vs 2018 -6.4% · Japan: ¥91k |
- Rent per m²
- ¥1,190
- median, per month · Japan: ¥1,598
- The median used condo (¥22.0M, 70 m²) costs about 35 years of average rent for a similar-sized home (¥52k 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. 180,800 rented homes.
One in seven homes abandoned
13.6% of Kagoshima's homes are empty without being for rent, sale or holiday use, the highest share in Japan, and overall vacancy is 20%. The population fell 4.7% between 2020 and 2025, and about 5,000 more people left than arrived in 2025.
Prices are stalling
Condo price growth slowed to about 1.4% a year over the last five years, and Kagoshima City's condo prices per m² are slightly lower than five years ago. On the government's fixed benchmark sites, residential land fell about 3% over five years and 9% over ten.
Expensive relative to rent
A median condo costs about 43 years of the local median rent, the third-highest ratio in Japan, because condos are concentrated in central Kagoshima City while rents across the prefecture are low. A m² of house costs only about a third of a m² of condo.
Condos keep value early, then drop
Kagoshima condos hold their value well until about 25 years old, then fall quickly, losing about half by 29 years old.
Hazards
Sakurajima's ash falls regularly on parts of Kagoshima City, adding to maintenance. About 5% of benchmark sites are in landslide warning areas, reflecting the region's steep shirasu volcanic slopes. Earthquake risk on the national model is relatively low (about 16% for 6-lower shaking in 30 years).
Living in Kagoshima: people, homes and risks
- Population 2025
- 1,512,969
- -4.7% since 2020
- Japan: -2.5%
- Net moves in 2025
- -5,003
- -3.31 per 1,000 residents
- Vacant homes (2023)
- 20.5%
- 13.6% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥42k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 15.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.2M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 1.2%
- 18,685 registered residents in 2024
- Japan: 3.0%
- Clinics
- 9.4
- per 10,000 residents; 234 hospitals, 806 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥19k/m²
- -0.4% in a year · -3.1% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 27.0%
- of 281 benchmark sites in a worst-case flood zone (5.0% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 1.4%
- of 281 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 4.6%
- of 281 benchmark sites in a landslide warning area
- Japan: 2.6%
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 Kagoshima
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
¥6.6M
¥189k/m²
- Shinshoincho, Kagoshima City
- Kagoshima Chuo · 15 min walk
- 1LDK · 35 m²
- Built 1990 (35 yrs) · SRC
¥24.0M
¥267k/m²
- Take, Kagoshima City
- Kagoshima Chuo · 8 min walk
- 4LDK · 90 m²
- Built 1996 (30 yrs) · SRC
¥31.0M
¥443k/m²
- Uearatacho, Kagoshima City
- Kagoshima Chuo · 14 min walk
- 3LDK · 70 m²
- Built 2003 (23 yrs) · SRC
House
¥3.0M
¥11k/m²
- Shinseicho, Kanoya City
- Shibushi
- Land 320 m² · floor 280 m²
- Built 1967 (59 yrs)
¥12.0M
¥48k/m²
- Yoshinocho, Kagoshima City
- Kagoshima
- Land 320 m² · floor 250 m²
- Built 1998 (28 yrs) · Wood
¥30.0M
¥171k/m²
- Shimoarata, Kagoshima City
- Korimoto(JR) · 28 min walk
- Land 135 m² · floor 175 m²
- Built 1985 (41 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥16.0M | ¥14.0M |
| 2008 | ¥16.0M | ¥13.0M |
| 2009 | ¥16.0M | ¥12.0M |
| 2010 | ¥19.0M | ¥12.0M |
| 2011 | ¥18.0M | ¥12.0M |
| 2012 | ¥16.0M | ¥12.0M |
| 2013 | ¥16.0M | ¥12.0M |
| 2014 | ¥16.0M | ¥13.0M |
| 2015 | ¥17.0M | ¥12.0M |
| 2016 | ¥16.0M | ¥13.0M |
| 2017 | ¥18.0M | ¥12.0M |
| 2018 | ¥17.0M | ¥14.0M |
| 2019 | ¥19.5M | ¥14.0M |
| 2020 | ¥21.0M | ¥15.0M |
| 2021 | ¥20.5M | ¥15.0M |
| 2022 | ¥17.0M | ¥13.0M |
| 2023 | ¥18.0M | ¥12.0M |
| 2024 | ¥22.0M | ¥13.0M |
| 2025 | ¥22.0M | ¥11.0M |
| 2026 (partial) | ¥26.0M | ¥13.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥227k/m² | ¥125k/m² | ¥22k/m² |
| 2008 | ¥214k/m² | ¥117k/m² | ¥20k/m² |
| 2009 | ¥220k/m² | ¥106k/m² | ¥20k/m² |
| 2010 | ¥262k/m² | ¥109k/m² | ¥21k/m² |
| 2011 | ¥228k/m² | ¥100k/m² | ¥23k/m² |
| 2012 | ¥229k/m² | ¥106k/m² | ¥21k/m² |
| 2013 | ¥224k/m² | ¥106k/m² | ¥19k/m² |
| 2014 | ¥223k/m² | ¥104k/m² | ¥18k/m² |
| 2015 | ¥235k/m² | ¥105k/m² | ¥19k/m² |
| 2016 | ¥229k/m² | ¥110k/m² | ¥20k/m² |
| 2017 | ¥243k/m² | ¥106k/m² | ¥20k/m² |
| 2018 | ¥241k/m² | ¥115k/m² | ¥18k/m² |
| 2019 | ¥265k/m² | ¥119k/m² | ¥16k/m² |
| 2020 | ¥288k/m² | ¥131k/m² | ¥19k/m² |
| 2021 | ¥274k/m² | ¥120k/m² | ¥16k/m² |
| 2022 | ¥267k/m² | ¥100k/m² | ¥16k/m² |
| 2023 | ¥263k/m² | ¥100k/m² | ¥15k/m² |
| 2024 | ¥300k/m² | ¥100k/m² | ¥15k/m² |
| 2025 | ¥291k/m² | ¥95k/m² | ¥18k/m² |
| 2026 (partial) | ¥338k/m² | ¥94k/m² | ¥17k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥280k/m² |
| 1 | – | ¥288k/m² |
| 2 | – | ¥276k/m² |
| 3 | – | ¥294k/m² |
| 4 | ¥480k/m² | ¥244k/m² |
| 5 | ¥440k/m² | ¥269k/m² |
| 6 | ¥419k/m² | ¥240k/m² |
| 7 | ¥457k/m² | ¥240k/m² |
| 8 | – | ¥226k/m² |
| 9 | ¥357k/m² | ¥182k/m² |
| 10 | ¥435k/m² | ¥179k/m² |
| 11 | ¥351k/m² | ¥175k/m² |
| 12 | ¥373k/m² | ¥174k/m² |
| 13 | ¥386k/m² | ¥196k/m² |
| 14 | – | ¥129k/m² |
| 15 | ¥313k/m² | ¥168k/m² |
| 16 | ¥373k/m² | ¥132k/m² |
| 17 | ¥362k/m² | ¥130k/m² |
| 18 | ¥348k/m² | ¥123k/m² |
| 19 | ¥348k/m² | ¥108k/m² |
| 20 | ¥277k/m² | ¥127k/m² |
| 21 | ¥338k/m² | ¥100k/m² |
| 22 | ¥344k/m² | ¥103k/m² |
| 23 | ¥293k/m² | ¥98k/m² |
| 24 | ¥365k/m² | ¥89k/m² |
| 25 | ¥308k/m² | ¥91k/m² |
| 26 | – | ¥75k/m² |
| 27 | ¥260k/m² | ¥88k/m² |
| 28 | – | ¥92k/m² |
| 29 | ¥200k/m² | ¥82k/m² |
| 30 | ¥214k/m² | ¥81k/m² |
| 31 | ¥157k/m² | ¥90k/m² |
| 32 | ¥172k/m² | ¥85k/m² |
| 33 | ¥153k/m² | ¥69k/m² |
| 34 | ¥156k/m² | ¥76k/m² |
| 35 | ¥115k/m² | ¥72k/m² |
| 36 | ¥147k/m² | ¥58k/m² |
| 37 | – | ¥67k/m² |
| 38 | ¥150k/m² | ¥80k/m² |
| 39 | – | ¥56k/m² |
| 40 | ¥185k/m² | ¥41k/m² |
| 41 | ¥175k/m² | ¥50k/m² |
| 42 | – | ¥49k/m² |
| 43 | – | ¥50k/m² |
| 44 | ¥165k/m² | ¥44k/m² |
| 45 | ¥143k/m² | ¥44k/m² |
| 46 | – | ¥58k/m² |
| 47 | ¥147k/m² | ¥47k/m² |
| 48 | – | ¥38k/m² |
| 49 | – | ¥39k/m² |
| 50 | – | ¥39k/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 | – | ¥214k/m² | ¥314k/m² | – |
| 2008 | – | ¥200k/m² | ¥329k/m² | – |
| 2009 | – | ¥200k/m² | ¥314k/m² | – |
| 2010 | – | ¥187k/m² | ¥333k/m² | – |
| 2011 | – | ¥200k/m² | ¥320k/m² | – |
| 2012 | – | ¥200k/m² | ¥286k/m² | – |
| 2013 | – | ¥211k/m² | ¥300k/m² | – |
| 2014 | – | ¥175k/m² | ¥300k/m² | – |
| 2015 | – | ¥215k/m² | ¥313k/m² | – |
| 2016 | – | ¥203k/m² | ¥333k/m² | – |
| 2017 | ¥129k/m² | ¥214k/m² | ¥297k/m² | – |
| 2018 | ¥120k/m² | ¥205k/m² | ¥297k/m² | – |
| 2019 | – | ¥239k/m² | ¥320k/m² | – |
| 2020 | – | ¥176k/m² | ¥318k/m² | ¥488k/m² |
| 2021 | – | ¥226k/m² | ¥322k/m² | ¥438k/m² |
| 2022 | – | ¥200k/m² | ¥333k/m² | – |
| 2023 | – | ¥153k/m² | ¥363k/m² | ¥417k/m² |
| 2024 | – | ¥180k/m² | ¥343k/m² | ¥419k/m² |
| 2025 | – | ¥214k/m² | ¥372k/m² | – |
| 2026 (partial) | – | ¥229k/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 | ¥92k/m² | ¥105k/m² | ¥229k/m² | – |
| 2008 | ¥90k/m² | ¥105k/m² | ¥229k/m² | – |
| 2009 | ¥90k/m² | ¥89k/m² | ¥224k/m² | – |
| 2010 | ¥84k/m² | ¥94k/m² | ¥214k/m² | – |
| 2011 | ¥77k/m² | ¥94k/m² | ¥154k/m² | ¥269k/m² |
| 2012 | ¥78k/m² | ¥93k/m² | ¥154k/m² | ¥248k/m² |
| 2013 | ¥78k/m² | ¥88k/m² | ¥138k/m² | ¥247k/m² |
| 2014 | ¥73k/m² | ¥92k/m² | ¥133k/m² | ¥236k/m² |
| 2015 | ¥62k/m² | ¥85k/m² | ¥136k/m² | ¥256k/m² |
| 2016 | ¥61k/m² | ¥90k/m² | ¥145k/m² | ¥253k/m² |
| 2017 | ¥55k/m² | ¥81k/m² | ¥122k/m² | ¥262k/m² |
| 2018 | ¥64k/m² | ¥82k/m² | ¥133k/m² | ¥254k/m² |
| 2019 | ¥60k/m² | ¥81k/m² | ¥135k/m² | ¥260k/m² |
| 2020 | ¥61k/m² | ¥82k/m² | ¥132k/m² | ¥263k/m² |
| 2021 | ¥48k/m² | ¥77k/m² | ¥132k/m² | ¥246k/m² |
| 2022 | ¥57k/m² | ¥78k/m² | ¥126k/m² | ¥204k/m² |
| 2023 | ¥42k/m² | ¥75k/m² | ¥117k/m² | ¥248k/m² |
| 2024 | ¥35k/m² | ¥65k/m² | ¥142k/m² | ¥230k/m² |
| 2025 | ¥46k/m² | ¥68k/m² | ¥142k/m² | ¥212k/m² |
| 2026 (partial) | ¥45k/m² | ¥74k/m² | ¥163k/m² | ¥209k/m² |
Prices by area in Kagoshima
Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).
| Area | Condo price per m² | Median used condo price | Median house price (land + building) | Residential land per m² (sales) | Condo 5-yr change |
|---|---|---|---|---|---|
| Kagoshima City | ¥290k/m² | ¥22.0M | ¥25.0M | ¥78k/m² | -2.3% |
| Amami City | – | – | ¥20.0M | ¥34k/m² | – |
| Aira City | – | – | ¥11.0M | ¥25k/m² | – |
| Kanoya City | – | – | ¥11.0M | ¥6k/m² | – |
| Kirishima City | – | – | ¥8.8M | ¥14k/m² | – |
| Hioki City | – | – | ¥8.0M | ¥15k/m² | – |
| Satsumasendai City | – | – | ¥9.3M | ¥16k/m² | – |
| Izumi City | – | – | ¥6.8M | ¥9k/m² | – |
| Ibusuki City | – | – | ¥4.0M | ¥11k/m² | – |
| Minamisatsuma City | – | – | ¥4.6M | ¥12k/m² | – |
| Yakushima Town, Kumage County | – | – | ¥5.5M | – | – |
| Ichikikushikino City | – | – | ¥6.8M | – | – |
| Makurazaki City | – | – | ¥2.9M | – | – |
| Soo City | – | – | – | ¥3k/m² | – |
| Shibushi City | – | – | – | ¥6k/m² | – |
Prices near train stations in Kagoshima
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 |
|---|---|---|---|---|---|
| Kagoshima Chuo (鹿児島中央) | ¥22.0M | ¥312k/m² | ¥29.5M | 18 | 698 |
| Kagoshima (鹿児島) | ¥23.0M | ¥300k/m² | ¥19.0M | 13 | 365 |
| Kokubu(Kagoshima) (国分(鹿児島)) | ¥21.0M | ¥278k/m² | ¥13.0M | 18 | 252 |
| Shibushi (志布志) | – | – | ¥7.8M | 18 | 243 |
| Taniyama(JR) (谷山(ＪＲ)) | ¥25.0M | ¥345k/m² | ¥31.5M | 14 | 160 |
| Usuki(Kagoshima) (宇宿) | ¥18.5M | ¥240k/m² | ¥30.0M | 13 | 159 |
| Minami Kagoshima (南鹿児島) | ¥15.0M | ¥183k/m² | ¥30.0M | 16 | 116 |
| Hiroki (広木) | – | – | ¥17.0M | 23 | 116 |
| Sendai(Kagoshima) (川内(鹿児島)) | ¥22.5M | ¥310k/m² | ¥11.0M | 15 | 109 |
| Korimoto(JR) (郡元(ＪＲ)) | ¥28.0M | ¥375k/m² | ¥29.0M | 16 | 109 |
| Chosa (帖佐) | – | – | ¥14.0M | 16 | 105 |
| Hayato(Kagoshima) (隼人) | – | – | ¥17.0M | 18 | 90 |
| Ijuin (伊集院) | – | – | ¥14.0M | 19 | 87 |
| Sakano Ue (坂之上) | – | – | ¥20.5M | 12 | 86 |
| Makurazaki (枕崎) | – | – | ¥3.1M | 12 | 71 |
Used condo prices by layout in Kagoshima
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥25.0M | 70 m² | 231 |
| 4LDK | ¥26.0M | 85 m² | 70 |
| 2LDK | ¥23.0M | 65 m² | 65 |
| 1K | ¥2.5M | 20 m² | 61 |
| 2DK | ¥4.5M | 45 m² | 15 |
| 1LDK | ¥6.6M | 45 m² | 12 |
How much does an apartment cost in Kagoshima?
The median used condo (mansion) in Kagoshima sold for ¥22.0M in 2025, about ¥291k/m², based on 169 recorded sales.
How much does a house cost in Kagoshima?
The median house sale, including the land, was ¥11.0M in 2025 across 1437 sales.
Are property prices in Kagoshima going up?
Over the five years to 2025, condo prices per m² changed +1.2% and residential land prices changed -5.3%.
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.