Higashi Ward, Kumamoto City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 313
In short
- 1The trend has turned down
After rising earlier, house prices per m² have slipped by about 0.7% a year over the last five years.
- 2Outperforming Kumamoto
Per m², houses here are 68% above the Kumamoto average.
- 3A family market
68% of recent condo sales have three or more bedrooms.
- 4Sales are thinning out
Transactions are down about 13% on the previous three years.
The answers, compared
What does a home cost?
¥17.5M
median used condo · ¥261k/m²
6% below the Kumamoto median
Are prices rising?
+26.7%
over 5 years
Slower than Kumamoto (+29.5%)
5 of 19 areas in Kumamoto, highest first
Can local earners afford it?
4.8× income
median price ÷ average taxable income
Easier than Kumamoto (5.7×)
9 of 19 areas in Kumamoto, highest first
Rent or buy?
30years of rent
median price ÷ a year of median rent
Shorter than Kumamoto (34)
9 of 19 areas in Kumamoto, highest first
Are people moving in?
-0.3%
population, 2020–25
Shrinking slower than Kumamoto (-3.5%)
7 of 21 areas in Kumamoto, highest first
How risky is it?
17%
chance of strong shaking (6-lower+) in 30 years
In line with Kumamoto (15%)
6 of 21 areas in Kumamoto, highest first
Rent in Higashi Ward, Kumamoto City
The average private rental costs ¥53k a month (2023), +3.3% since 2018. Kumamoto: ¥51k
| Floor area | Typical layout | Average rent / month | Higashi Ward, Kumamoto CityKumamoto |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥40k vs 2018 +7.8% · Kumamoto: ¥40k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥49k vs 2018 -0.1% · Kumamoto: ¥48k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥59k vs 2018 -0.3% · Kumamoto: ¥56k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥67k vs 2018 +8.7% · Kumamoto: ¥65k | |
| 100–149 m² mostly houses | mostly houses | ¥69k vs 2018 +0.9% · Kumamoto: ¥58k | |
| 150 m² + mostly houses | mostly houses | ¥71k vs 2018 +11.8% · Kumamoto: ¥70k |
- Rent per m²
- ¥1,229
- median, per month · Kumamoto: ¥1,208
- The median used condo (¥17.5M, 70 m²) costs about 22 years of average rent for a similar-sized home (¥67k 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. 28,230 rented homes.
What the data says
The trend has turned down
After rising earlier, house prices per m² have slipped by about 0.7% a year over the last five years. That often reflects weaker local demand, so check vacancy and population trends before buying.
Outperforming Kumamoto
Per m², houses here are 68% above the Kumamoto average. The premium has grown from 61% ten years ago, so Higashi Ward, Kumamoto City has been outperforming its surroundings.
A family market
68% 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 13% 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 house sales last year were between ¥20.0M and ¥42.5M. Listings outside that range are either unusual properties or worth a closer look.
A stable population
The population was roughly stable between 2020 and 2025 (−3.5% for the wider area). More people moved out than in during 2025 (about 2.4 per 1,000 residents), which weakens long-term housing demand.
Few abandoned homes
11.3% of homes were empty in 2023 (14.9% for the wider area), and 3.2% were empty without being for rent, for sale or used as second homes. Most empty homes here are rentals between tenants, not abandoned houses, a sign of a healthy market.
Lower earthquake risk
The government's seismic model gives a 17% chance of shaking of intensity 6-lower or stronger in the next 30 years (15% for the wider area). This is low by Japanese standards, although no part of Japan is free of earthquake risk.
Local incomes are close to average
Taxpayers in the city as a whole reported an average taxable income of ¥3.6m in 2023 (¥3.3m for the wider area). That is +19% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Official land prices are rising fast
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed +4% in the year to January 2026 and +13% over five years. Because these sites don't change, this is the cleanest measure of land value trends.
Some flood or landslide exposure
Of the official land-price benchmark sites here, which sit in typical neighbourhoods, 28% are inside the worst-case flood zone. 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 Higashi Ward, Kumamoto City: people, homes and risks
- Population 2025
- 189,030
- -0.3% since 2020
- Kumamoto: -3.5%
- Net moves in 2025
- -454
- -2.4 per 1,000 residents
- Kumamoto: -1.39
- Vacant homes (2023)
- 11.3%
- 3.2% empty and not for rent or sale
- Kumamoto: 14.9%
- Median rent (2023)
- ¥49k
- per month, all rented homes
- Kumamoto: ¥47k
- Strong earthquake risk
- 16.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Kumamoto: 14.9%
- Average income per taxpayer
- ¥3.6M
- taxable income in 2023, citywide figure
- Kumamoto: ¥3.3M
- Daytime population
- 94
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.2%
- 2,264 registered residents in 2024
- Kumamoto: 1.7%
- Clinics
- 7.8
- per 10,000 residents; 17 hospitals, 96 dental clinics (2020)
- Kumamoto: 8.9
- Official land price 2026
- ¥78k/m²
- +3.5% in a year · +12.6% in 5 years
- Kumamoto: ¥54k/m²
- Flood exposure
- 27.6%
- of 29 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Kumamoto: 51.3%
- Landslide exposure
- 0.0%
- of 29 benchmark sites in a landslide warning area
- Kumamoto: 0.8%
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 Higashi Ward, Kumamoto 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
¥10.0M
¥167k/m²
- Yamanouchi
- Suizenji
- 3LDK · 60 m²
- Built 1991 (34 yrs) · RC
¥17.0M
¥309k/m²
- Higashino
- Shin Suizenji
- 2LDK · 55 m²
- Built 2006 (20 yrs)
¥26.0M
¥371k/m²
- Nagamineminami
- Tokaigakuen Mae
- 2LDK · 70 m²
- Built 2017 (8 yrs) · RC
House
¥19.0M
¥158k/m²
- Enokimachi
- Shin Suizenji
- Land 250 m² · floor 120 m²
- Built 1980 (45 yrs) · Wood
¥31.0M
¥326k/m²
- Tsukide
- Tokaigakuen Mae
- Land 135 m² · floor 95 m²
- Built 2025 (1 yrs) · Wood
¥45.0M
¥474k/m²
- Omine
- Tokaigakuen Mae
- Land 185 m² · floor 95 m²
- Built 2024 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥9.8M | ¥23.0M |
| 2008 | ¥13.0M | ¥24.0M |
| 2009 | ¥11.5M | ¥21.5M |
| 2010 | ¥15.0M | ¥25.0M |
| 2011 | ¥13.0M | ¥27.0M |
| 2012 | ¥13.0M | ¥27.0M |
| 2013 | ¥10.0M | ¥26.0M |
| 2014 | ¥13.0M | ¥26.5M |
| 2015 | – | ¥27.0M |
| 2016 | – | ¥27.0M |
| 2017 | ¥16.5M | ¥26.0M |
| 2018 | ¥13.0M | ¥28.0M |
| 2019 | ¥14.0M | ¥29.5M |
| 2020 | ¥14.5M | ¥30.0M |
| 2021 | ¥13.5M | ¥31.0M |
| 2022 | ¥18.0M | ¥32.0M |
| 2023 | ¥17.0M | ¥30.0M |
| 2024 | ¥14.5M | ¥29.0M |
| 2025 | ¥17.5M | ¥31.5M |
| 2026 (partial) | – | ¥32.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥144k/m² | ¥177k/m² | ¥71k/m² |
| 2008 | ¥200k/m² | ¥196k/m² | ¥71k/m² |
| 2009 | ¥157k/m² | ¥147k/m² | ¥70k/m² |
| 2010 | ¥186k/m² | ¥184k/m² | ¥63k/m² |
| 2011 | ¥157k/m² | ¥191k/m² | ¥60k/m² |
| 2012 | ¥186k/m² | ¥220k/m² | ¥53k/m² |
| 2013 | ¥143k/m² | ¥200k/m² | ¥54k/m² |
| 2014 | ¥186k/m² | ¥186k/m² | ¥57k/m² |
| 2015 | – | ¥200k/m² | ¥53k/m² |
| 2016 | – | ¥195k/m² | ¥63k/m² |
| 2017 | ¥213k/m² | ¥231k/m² | ¥62k/m² |
| 2018 | ¥185k/m² | ¥220k/m² | ¥64k/m² |
| 2019 | ¥213k/m² | ¥265k/m² | ¥60k/m² |
| 2020 | ¥206k/m² | ¥236k/m² | ¥63k/m² |
| 2021 | ¥185k/m² | ¥220k/m² | ¥66k/m² |
| 2022 | ¥235k/m² | ¥200k/m² | ¥76k/m² |
| 2023 | ¥218k/m² | ¥244k/m² | ¥76k/m² |
| 2024 | ¥206k/m² | ¥260k/m² | ¥75k/m² |
| 2025 | ¥261k/m² | ¥224k/m² | ¥79k/m² |
| 2026 (partial) | – | ¥236k/m² | ¥70k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥327k/m² |
| 1 | – | ¥302k/m² |
| 2 | – | ¥368k/m² |
| 26 | – | ¥136k/m² |
| 27 | – | ¥140k/m² |
| 28 | – | ¥161k/m² |
| 29 | – | ¥157k/m² |
| 30 | – | ¥178k/m² |
| 31 | – | ¥138k/m² |
| 32 | ¥109k/m² | – |
| 33 | – | ¥146k/m² |
| 34 | – | ¥130k/m² |
| 35 | – | ¥131k/m² |
| 36 | – | ¥110k/m² |
| 38 | – | ¥204k/m² |
| 39 | – | ¥84k/m² |
| 40 | – | ¥136k/m² |
| 41 | – | ¥121k/m² |
| 45 | – | ¥143k/m² |
| 46 | – | ¥189k/m² |
| 50 | – | ¥154k/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 | ¥137k/m² | ¥127k/m² | ¥256k/m² | – |
| 2008 | ¥137k/m² | ¥143k/m² | ¥256k/m² | – |
| 2009 | ¥96k/m² | ¥127k/m² | ¥238k/m² | – |
| 2010 | ¥105k/m² | ¥139k/m² | ¥252k/m² | – |
| 2011 | – | ¥115k/m² | – | ¥267k/m² |
| 2012 | – | ¥136k/m² | – | ¥267k/m² |
| 2013 | ¥139k/m² | ¥140k/m² | – | ¥260k/m² |
| 2014 | – | ¥150k/m² | – | ¥270k/m² |
| 2015 | ¥133k/m² | ¥141k/m² | – | ¥270k/m² |
| 2016 | – | ¥120k/m² | – | ¥282k/m² |
| 2017 | – | ¥136k/m² | – | ¥295k/m² |
| 2018 | – | ¥130k/m² | – | ¥276k/m² |
| 2019 | – | ¥136k/m² | – | ¥292k/m² |
| 2020 | – | ¥124k/m² | – | ¥305k/m² |
| 2021 | ¥138k/m² | ¥150k/m² | – | ¥293k/m² |
| 2022 | – | ¥136k/m² | – | – |
| 2023 | – | ¥140k/m² | – | ¥279k/m² |
| 2024 | – | ¥142k/m² | – | – |
| 2025 | – | ¥130k/m² | – | – |
Prices near train stations in Higashi Ward, Kumamoto 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) |
|---|---|---|---|---|---|---|
| Shin Suizenji (新水前寺) | ¥16.5M | ¥224k/m² | ¥31.0M | 25 | 245 | 10,200+8% vs 2019 |
| Suizenji (水前寺) | ¥16.0M | ¥213k/m² | ¥30.0M | 24 | 168 | 6,852-1% vs 2019 |
| Tokaigakuen Mae (東海学園前) | ¥15.5M | ¥238k/m² | ¥32.5M | 16 | 98 | 3,510+0% vs 2019 |
| Musashizuka (武蔵塚) | – | – | ¥27.5M | 27 | 43 | 4,332-4% vs 2019 |
| Hikari no Mori (光の森) | – | – | ¥29.0M | 25 | 33 | 4,998-8% vs 2019 |
| Tatsutaguchi (竜田口) | – | – | ¥23.5M | 21 | 19 | 1,490+2% vs 2019 |
| Minami Kumamoto (南熊本) | – | – | ¥31.0M | – | 11 | 2,304+7% vs 2019 |
Used condo prices by layout in Higashi Ward, Kumamoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥21.0M | 70 m² | 32 |
| 4LDK | ¥17.0M | 85 m² | 20 |
| 1K | ¥2.2M | 25 m² | 13 |
| 2LDK | ¥12.0M | 60 m² | 11 |
How much does an apartment cost in Higashi Ward, Kumamoto City?
The median used condo (mansion) in Higashi Ward, Kumamoto City sold for ¥17.5M in 2025, about ¥261k/m², based on 22 recorded sales.
How much does a house cost in Higashi Ward, Kumamoto City?
The median house sale, including the land, was ¥31.5M in 2025 across 164 sales.
Are property prices in Higashi Ward, Kumamoto City going up?
Over the five years to 2025, condo prices per m² changed +26.7% and residential land prices changed +25.4%.
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.