Amami City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 62
In short
- 1Outperforming Kagoshima
Per m², houses here are 49% above the Kagoshima average.
- 2What a typical purchase costs
Half of all house sales last year were between ¥8.8M and ¥40.0M.
- 3A shrinking population
The population fell 7.2% between 2020 and 2025 (−4.7% for the wider area).
- 4Many abandoned homes
17.8% of homes were empty in 2023 (20.5% for the wider area), and 11.5% were empty without being for rent, for sale or used as second homes.
The answers, compared
What does a home cost?
¥20.0M
median house · ¥155k/m²
1.6× the Kagoshima median
1 of 12 areas in Kagoshima, highest first
Are prices rising?
-33.3%
over 5 years
Slower than Kagoshima (+1.2%)
10 of 12 areas in Kagoshima, highest first
Can local earners afford it?
6.4× income
median price ÷ average taxable income
Easier than Kagoshima (6.9×)
1 of 13 areas in Kagoshima, highest first
Rent or buy?
48years of rent
median price ÷ a year of median rent
Longer than Kagoshima (43)
1 of 12 areas in Kagoshima, highest first
Are people moving in?
-7.2%
population, 2020–25
Shrinking faster than Kagoshima (-4.7%)
8 of 15 areas in Kagoshima, highest first
How risky is it?
35%
chance of strong shaking (6-lower+) in 30 years
Higher than Kagoshima (16%)
1 of 15 areas in Kagoshima, highest first
Rent in Amami City
The average private rental costs ¥46k a month (2023), +3.9% since 2018. Kagoshima: ¥47k
| Floor area | Typical layout | Average rent / month | Amami CityKagoshima |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥42k vs 2018 +16.4% · Kagoshima: ¥39k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥43k vs 2018 -3.0% · Kagoshima: ¥47k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥50k vs 2018 +11.8% · Kagoshima: ¥52k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥48k vs 2018 -12.9% · Kagoshima: ¥52k |
- Rent per m²
- ¥955
- median, per month · Kagoshima: ¥1,190
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. 5,370 rented homes.
What the data says
Outperforming Kagoshima
Per m², houses here are 49% above the Kagoshima average. The premium has grown from 9% ten years ago, so Amami City has been outperforming its surroundings.
What a typical purchase costs
Half of all house sales last year were between ¥8.8M and ¥40.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 7.2% between 2020 and 2025 (−4.7% for the wider area). More people moved out than in during 2025 (about 7.8 per 1,000 residents), which weakens long-term housing demand.
Many abandoned homes
17.8% of homes were empty in 2023 (20.5% for the wider area), and 11.5% were empty without being for rent, for sale or used as second homes. That is a high share of truly abandoned homes (akiya), a sign of weak demand. Cheap houses are easy to find, but resale can be slow.
Moderate earthquake risk
The government's seismic model gives a 35% chance of shaking of intensity 6-lower or stronger in the next 30 years (16% for the wider area). Post-1981 buildings are designed for this level of shaking, but check ground conditions and insurance.
Local incomes are close to average
Taxpayers here reported an average taxable income of ¥3.1m in 2023 (¥3.2m for the wider area). That is +17% since 2014. 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 +5% over five years. Because these sites don't change, this is the cleanest measure of land value trends.
Significant flood risk
Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 20% are in a tsunami inundation zone, 20% are in a landslide warning area. 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 Amami City: people, homes and risks
- Population 2025
- 38,416
- -7.2% since 2020
- Kagoshima: -4.7%
- Net moves in 2025
- -298
- -7.76 per 1,000 residents
- Kagoshima: -3.31
- Vacant homes (2023)
- 17.8%
- 11.5% empty and not for rent or sale
- Kagoshima: 20.5%
- Median rent (2023)
- ¥35k
- per month, all rented homes
- Kagoshima: ¥42k
- Strong earthquake risk
- 35.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Kagoshima: 15.6%
- Average income per taxpayer
- ¥3.1M
- taxable income in 2023
- Kagoshima: ¥3.2M
- Daytime population
- 101
- people here by day per 100 residents (2020 census)
- Foreign residents
- 0.5%
- 191 registered residents in 2024
- Kagoshima: 1.2%
- Clinics
- 9.4
- per 10,000 residents; 7 hospitals, 16 dental clinics (2020)
- Kagoshima: 9.4
- Official land price 2026
- ¥75k/m²
- +1.5% in a year · +5.2% in 5 years
- Kagoshima: ¥19k/m²
- Flood exposure
- 0.0%
- of 5 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Kagoshima: 27.0%
- Tsunami exposure
- 20.0%
- of 5 benchmark sites in a tsunami inundation zone
- Kagoshima: 1.4%
- Landslide exposure
- 20.0%
- of 5 benchmark sites in a landslide warning area
- Kagoshima: 4.6%
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 Amami 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.
House
¥8.0M
¥27k/m²
- Kasaricho Oaza Sato
- Land 270 m² · floor 300 m²
- Built 2007 (18 yrs) · Wood
¥19.0M
¥158k/m²
- Nazedaikumacho
- Land 230 m² · floor 120 m²
- Built 1976 (49 yrs) · Wood
¥33.0M
¥287k/m²
- Naze Oaza Asani
- Land 400 m² · floor 115 m²
- Built 2001 (25 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2007 | ¥18.0M |
| 2008 | – |
| 2009 | ¥14.0M |
| 2010 | ¥13.0M |
| 2011 | ¥14.0M |
| 2012 | ¥14.0M |
| 2013 | ¥14.0M |
| 2014 | ¥16.5M |
| 2015 | ¥11.0M |
| 2016 | ¥16.5M |
| 2017 | – |
| 2018 | ¥15.0M |
| 2019 | ¥18.0M |
| 2020 | – |
| 2021 | ¥18.0M |
| 2022 | ¥17.5M |
| 2023 | ¥22.0M |
| 2024 | ¥16.0M |
| 2025 | ¥20.0M |
Show data table
| Year | House | Land |
|---|---|---|
| 2007 | ¥157k/m² | ¥30k/m² |
| 2008 | – | ¥60k/m² |
| 2009 | ¥118k/m² | – |
| 2010 | ¥109k/m² | ¥48k/m² |
| 2011 | ¥110k/m² | ¥48k/m² |
| 2012 | ¥90k/m² | ¥47k/m² |
| 2013 | ¥117k/m² | ¥47k/m² |
| 2014 | ¥130k/m² | ¥53k/m² |
| 2015 | ¥98k/m² | ¥31k/m² |
| 2016 | ¥120k/m² | ¥44k/m² |
| 2017 | – | ¥30k/m² |
| 2018 | ¥120k/m² | ¥54k/m² |
| 2019 | ¥156k/m² | ¥51k/m² |
| 2020 | – | ¥51k/m² |
| 2021 | ¥150k/m² | ¥41k/m² |
| 2022 | ¥143k/m² | ¥29k/m² |
| 2023 | ¥115k/m² | ¥25k/m² |
| 2024 | ¥135k/m² | – |
| 2025 | ¥155k/m² | ¥34k/m² |
How much does a house cost in Amami City?
The median house sale, including the land, was ¥20.0M in 2025 across 35 sales.
Are property prices in Amami City going up?
Over the five years to 2025, residential land prices changed -33.3%.
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.