Kochi Housing Market 2026: Living with the Nankai Trough
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 857
In short
- 1Japan's highest risk of severe shaking
The average Kochi resident faces a 73% chance of 6-lower shaking and a 50% chance of 6-upper shaking within 30 years, the highest probability of 6-upper in Japan.
- 2Condos up, houses down
Since 2020 the median condo has sold for more than the median house, and the gap has widened: condos are up about 7% since then and houses down about 20%.
- 3A rapidly shrinking prefecture
Kochi's population fell 7% between 2020 and 2025, households fell 2.7%, and net out-migration in 2025 was about 4.5 per 1,000 residents.
- 4What it means for buyers
Prices are low and many houses are available, but resale is slow and hazard exposure is high.
The answers, compared
What does a home cost?
¥15.0M
median used condo · ¥231k/m²
59% below the Japan median
34 of 47 prefectures, highest first
Are prices rising?
+21.5%
over 5 years
Slower than Japan (+33.4%)
19 of 47 prefectures, highest first
Can local earners afford it?
4.8× income
median price ÷ average taxable income
Easier than Japan (6.6×)
33 of 47 prefectures, highest first
Rent or buy?
29years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
31 of 47 prefectures, highest first
Are people moving in?
-7.0%
population, 2020–25
Shrinking faster than Japan (-2.5%)
43 of 47 prefectures, highest first
How risky is it?
73%
chance of strong shaking (6-lower+) in 30 years
Higher than Japan (38%)
2 of 47 prefectures, highest first
Rent in Kochi
The average private rental costs ¥48k a month (2023), +2.7% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | KochiJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥37k vs 2018 +2.9% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥48k vs 2018 +4.5% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥53k vs 2018 -0.6% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥57k vs 2018 -2.5% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥57k vs 2018 +12.1% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥51k vs 2018 +21.0% · Japan: ¥91k |
- Rent per m²
- ¥1,208
- median, per month · Japan: ¥1,598
- The median used condo (¥15.0M, 70 m²) costs about 22 years of average rent for a similar-sized home (¥57k 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. 77,600 rented homes.
Japan's highest risk of severe shaking
The average Kochi resident faces a 73% chance of 6-lower shaking and a 50% chance of 6-upper shaking within 30 years, the highest probability of 6-upper in Japan. About 52% of benchmark sites are in tsunami inundation zones, and 19% face worst-case flooding of 3 m or more. Kochi has invested heavily in tsunami towers and evacuation routes, and buyers increasingly choose higher ground.
Condos up, houses down
Since 2020 the median condo has sold for more than the median house, and the gap has widened: condos are up about 7% since then and houses down about 20%. Kochi City's condo prices per m² are up about 22% in five years, on fewer than 50 sales a year. On the government's fixed benchmark sites, residential land fell about 2% over five years.
A rapidly shrinking prefecture
Kochi's population fell 7% between 2020 and 2025, households fell 2.7%, and net out-migration in 2025 was about 4.5 per 1,000 residents. 12.9% of homes are abandoned, the second-highest share in Japan. Transactions fell about 19% in three years.
What it means for buyers
Prices are low and many houses are available, but resale is slow and hazard exposure is high. Newer, earthquake-resistant buildings on higher ground hold value best.
Living in Kochi: people, homes and risks
- Population 2025
- 643,437
- -7.0% since 2020
- Japan: -2.5%
- Net moves in 2025
- -2,917
- -4.53 per 1,000 residents
- Vacant homes (2023)
- 20.3%
- 12.9% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥43k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 73.4%
- 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
- 1.0%
- 6,661 registered residents in 2024
- Japan: 3.0%
- Clinics
- 8.4
- per 10,000 residents; 122 hospitals, 356 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥41k/m²
- -0.2% in a year · -1.6% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 60.7%
- of 140 benchmark sites in a worst-case flood zone (19.3% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 52.1%
- of 140 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 6.4%
- of 140 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 Kochi
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
¥9.5M
¥136k/m²
- Kamobe, Kochi City
- Asahi(Kochi) · 21 min walk
- 4LDK · 70 m²
- Built 1994 (32 yrs) · RC
¥16.0M
¥229k/m²
- Kamobe, Kochi City
- Asakura(JR) · 15 min walk
- 2LDK · 70 m²
- Built 1977 (49 yrs) · SRC
¥30.0M
¥400k/m²
- Kitahommachi, Kochi City
- Kochi(Kochi) · 11 min walk
- 3LDK · 75 m²
- Built 2021 (4 yrs) · RC
House
¥3.0M
¥67k/m²
- Koda, Kochi City
- Kochi Shogyomae
- Land 50 m² · floor 45 m²
- Built 1976 (50 yrs) · Wood
¥12.0M
¥86k/m²
- Ko, Sakawa Town, Takaoka County
- Sakawa · 10 min walk
- Land 350 m² · floor 140 m²
- Built 1991 (35 yrs) · Wood
¥28.0M
¥280k/m²
- Midorigaoka, Nankoku City
- Tosa Otsu
- Land 135 m² · floor 100 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥14.0M | ¥15.0M |
| 2008 | ¥11.0M | ¥15.0M |
| 2009 | ¥14.5M | ¥14.0M |
| 2010 | ¥14.0M | ¥13.0M |
| 2011 | ¥12.0M | ¥12.0M |
| 2012 | ¥11.0M | ¥13.0M |
| 2013 | ¥10.0M | ¥13.0M |
| 2014 | ¥8.0M | ¥11.0M |
| 2015 | ¥11.5M | ¥12.0M |
| 2016 | ¥11.0M | ¥12.0M |
| 2017 | ¥15.0M | ¥12.0M |
| 2018 | – | ¥11.5M |
| 2019 | ¥14.0M | ¥15.0M |
| 2020 | ¥13.0M | ¥11.0M |
| 2021 | ¥13.5M | ¥13.0M |
| 2022 | ¥15.0M | ¥12.0M |
| 2023 | ¥19.5M | ¥12.0M |
| 2024 | ¥20.5M | ¥11.0M |
| 2025 | ¥15.0M | ¥12.0M |
| 2026 (partial) | – | ¥11.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥195k/m² | ¥133k/m² | ¥49k/m² |
| 2008 | ¥163k/m² | ¥119k/m² | ¥46k/m² |
| 2009 | ¥180k/m² | ¥122k/m² | ¥42k/m² |
| 2010 | ¥186k/m² | ¥108k/m² | ¥45k/m² |
| 2011 | ¥171k/m² | ¥100k/m² | ¥46k/m² |
| 2012 | ¥149k/m² | ¥110k/m² | ¥43k/m² |
| 2013 | ¥150k/m² | ¥104k/m² | ¥38k/m² |
| 2014 | ¥167k/m² | ¥103k/m² | ¥36k/m² |
| 2015 | ¥167k/m² | ¥100k/m² | ¥37k/m² |
| 2016 | ¥168k/m² | ¥104k/m² | ¥34k/m² |
| 2017 | ¥194k/m² | ¥100k/m² | ¥38k/m² |
| 2018 | – | ¥98k/m² | ¥37k/m² |
| 2019 | ¥200k/m² | ¥111k/m² | ¥38k/m² |
| 2020 | ¥190k/m² | ¥94k/m² | ¥41k/m² |
| 2021 | ¥200k/m² | ¥107k/m² | ¥36k/m² |
| 2022 | ¥200k/m² | ¥94k/m² | ¥39k/m² |
| 2023 | ¥266k/m² | ¥95k/m² | ¥36k/m² |
| 2024 | ¥269k/m² | ¥89k/m² | ¥40k/m² |
| 2025 | ¥231k/m² | ¥99k/m² | ¥45k/m² |
| 2026 (partial) | – | ¥83k/m² | ¥37k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥316k/m² |
| 1 | – | ¥306k/m² |
| 14 | – | ¥160k/m² |
| 15 | – | ¥160k/m² |
| 16 | – | ¥220k/m² |
| 17 | – | ¥114k/m² |
| 18 | – | ¥160k/m² |
| 19 | – | ¥125k/m² |
| 20 | ¥229k/m² | ¥140k/m² |
| 21 | – | ¥118k/m² |
| 22 | – | ¥120k/m² |
| 23 | – | ¥174k/m² |
| 24 | – | ¥120k/m² |
| 25 | – | ¥127k/m² |
| 26 | – | ¥126k/m² |
| 27 | – | ¥95k/m² |
| 28 | – | ¥119k/m² |
| 29 | – | ¥111k/m² |
| 30 | – | ¥124k/m² |
| 31 | – | ¥93k/m² |
| 32 | – | ¥91k/m² |
| 33 | – | ¥108k/m² |
| 34 | – | ¥69k/m² |
| 35 | – | ¥71k/m² |
| 36 | – | ¥86k/m² |
| 37 | – | ¥81k/m² |
| 38 | – | ¥75k/m² |
| 39 | – | ¥55k/m² |
| 40 | – | ¥81k/m² |
| 41 | – | ¥71k/m² |
| 42 | – | ¥64k/m² |
| 43 | – | ¥59k/m² |
| 44 | – | ¥43k/m² |
| 45 | – | ¥55k/m² |
| 46 | – | ¥62k/m² |
| 47 | – | ¥58k/m² |
| 48 | – | ¥55k/m² |
| 49 | – | ¥46k/m² |
| 50 | – | ¥45k/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 | ¥130k/m² | ¥253k/m² | – |
| 2008 | ¥86k/m² | ¥103k/m² | ¥244k/m² | – |
| 2009 | ¥80k/m² | ¥113k/m² | ¥238k/m² | – |
| 2010 | ¥77k/m² | ¥107k/m² | ¥250k/m² | – |
| 2011 | ¥60k/m² | ¥93k/m² | ¥175k/m² | ¥251k/m² |
| 2012 | ¥74k/m² | ¥106k/m² | ¥168k/m² | ¥264k/m² |
| 2013 | ¥75k/m² | ¥96k/m² | ¥171k/m² | ¥256k/m² |
| 2014 | ¥81k/m² | ¥96k/m² | ¥143k/m² | ¥260k/m² |
| 2015 | ¥66k/m² | ¥98k/m² | ¥152k/m² | ¥267k/m² |
| 2016 | ¥71k/m² | ¥97k/m² | ¥161k/m² | ¥264k/m² |
| 2017 | ¥69k/m² | ¥100k/m² | ¥181k/m² | ¥273k/m² |
| 2018 | ¥67k/m² | ¥95k/m² | ¥136k/m² | ¥278k/m² |
| 2019 | ¥63k/m² | ¥95k/m² | ¥178k/m² | ¥273k/m² |
| 2020 | ¥59k/m² | ¥94k/m² | ¥99k/m² | ¥288k/m² |
| 2021 | ¥55k/m² | ¥99k/m² | ¥168k/m² | ¥230k/m² |
| 2022 | ¥66k/m² | ¥88k/m² | ¥116k/m² | – |
| 2023 | ¥55k/m² | ¥90k/m² | ¥128k/m² | – |
| 2024 | ¥58k/m² | ¥82k/m² | ¥158k/m² | – |
| 2025 | ¥41k/m² | ¥86k/m² | ¥118k/m² | – |
| 2026 (partial) | ¥47k/m² | ¥89k/m² | – | – |
Prices by area in Kochi
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 |
|---|---|---|---|---|---|
| Kochi City | ¥231k/m² | ¥15.0M | ¥17.0M | ¥79k/m² | +21.5% |
| Nankoku City | – | – | ¥22.0M | – | – |
| Shimanto City | – | – | ¥13.0M | ¥39k/m² | – |
| Konan City | – | – | – | ¥33k/m² | – |
Prices near train stations in Kochi
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 |
|---|---|---|---|---|---|
| Kochi(Kochi) (高知) | ¥23.0M | ¥325k/m² | ¥15.0M | 16 | 334 |
| Asakura(JR) (朝倉(ＪＲ)) | – | – | ¥14.0M | 18 | 101 |
| Asahi(Kochi) (旭(高知)) | ¥13.0M | ¥168k/m² | ¥16.0M | 14 | 100 |
| Tosa Otsu (土佐大津) | – | – | ¥19.0M | 19 | 68 |
| Engyojiguchi (円行寺口) | ¥19.0M | ¥267k/m² | ¥14.0M | 14 | 66 |
| Ino(JR) (伊野(ＪＲ)) | – | – | ¥9.3M | 9 | 61 |
| Nakamura (中村) | – | – | ¥6.8M | 14 | 55 |
| Tosa Yamada (土佐山田) | – | – | ¥13.0M | 10 | 47 |
| Noichi (のいち) | – | – | ¥19.0M | 16 | 46 |
| Iriake (入明) | ¥25.5M | ¥338k/m² | ¥27.5M | 9 | 46 |
| Gomen (後免) | – | – | ¥25.0M | 15 | 44 |
| Nishi Sakawa (西佐川) | – | – | ¥4.6M | 11 | 39 |
| Azono (薊野) | – | – | ¥20.5M | 12 | 35 |
| Kochi Shogyomae (高知商業前) | – | – | ¥14.0M | 14 | 31 |
| Tosa Ikku (土佐一宮) | – | – | ¥15.5M | 19 | 25 |
Used condo prices by layout in Kochi
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥20.0M | 70 m² | 49 |
| 4LDK | ¥20.0M | 85 m² | 11 |
| 2LDK | ¥13.5M | 65 m² | 10 |
How much does an apartment cost in Kochi?
The median used condo (mansion) in Kochi sold for ¥15.0M in 2025, about ¥231k/m², based on 33 recorded sales.
How much does a house cost in Kochi?
The median house sale, including the land, was ¥12.0M in 2025 across 433 sales.
Are property prices in Kochi going up?
Over the five years to 2025, condo prices per m² changed +21.5% and residential land prices changed +9.8%.
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.