Kamiamakusa City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 35
In short
- 1What a typical purchase costs
Half of all house sales last year were between ¥2.1M and ¥10.3M.
- 2A shrinking population
The population fell 12.9% between 2020 and 2025 (−3.5% for the wider area).
- 3Many abandoned homes
26.4% of homes were empty in 2023 (14.9% for the wider area), and 22.2% were empty without being for rent, for sale or used as second homes.
- 4Lower earthquake risk
The government's seismic model gives a 14% chance of shaking of intensity 6-lower or stronger in the next 30 years (15% for the wider area).
The answers, compared
What does a home cost?
¥5.0M
median house · ¥36k/m²
75% below the Kumamoto median
16 of 17 areas in Kumamoto, highest first
Can local earners afford it?
1.7× income
median price ÷ average taxable income
Easier than Kumamoto (5.7×)
19 of 19 areas in Kumamoto, highest first
Rent or buy?
13years of rent
median price ÷ a year of median rent
Shorter than Kumamoto (34)
18 of 19 areas in Kumamoto, highest first
Are people moving in?
-12.9%
population, 2020–25
Shrinking faster than Kumamoto (-3.5%)
21 of 21 areas in Kumamoto, highest first
How risky is it?
14%
chance of strong shaking (6-lower+) in 30 years
In line with Kumamoto (15%)
8 of 21 areas in Kumamoto, highest first
Rent in Kamiamakusa City
The average private rental costs ¥36k a month (2023), +3.3% since 2018. Kumamoto: ¥51k
| Floor area | Typical layout | Average rent / month | Kamiamakusa CityKumamoto |
|---|---|---|---|
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥37k vs 2018 +4.3% · Kumamoto: ¥48k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥37k vs 2018 +12.1% · Kumamoto: ¥56k |
- Rent per m²
- ¥762
- median, per month · Kumamoto: ¥1,208
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. 1,270 rented homes.
What the data says
What a typical purchase costs
Half of all house sales last year were between ¥2.1M and ¥10.3M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 12.9% between 2020 and 2025 (−3.5% for the wider area). More people moved out than in during 2025 (about 14.8 per 1,000 residents), which weakens long-term housing demand.
Many abandoned homes
26.4% of homes were empty in 2023 (14.9% for the wider area), and 22.2% 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.
Lower earthquake risk
The government's seismic model gives a 14% 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 here reported an average taxable income of ¥3.0m in 2023 (¥3.3m for the wider area). That is +23% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Living in Kamiamakusa City: people, homes and risks
- Population 2025
- 21,404
- -12.9% since 2020
- Kumamoto: -3.5%
- Net moves in 2025
- -317
- -14.81 per 1,000 residents
- Kumamoto: -1.39
- Vacant homes (2023)
- 26.4%
- 22.2% empty and not for rent or sale
- Kumamoto: 14.9%
- Median rent (2023)
- ¥33k
- per month, all rented homes
- Kumamoto: ¥47k
- Strong earthquake risk
- 13.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Kumamoto: 14.9%
- Average income per taxpayer
- ¥3.0M
- taxable income in 2023
- Kumamoto: ¥3.3M
- Daytime population
- 96
- people here by day per 100 residents (2020 census)
- Foreign residents
- 0.8%
- 186 registered residents in 2024
- Kumamoto: 1.7%
- Clinics
- 10.7
- per 10,000 residents; 1 hospitals, 9 dental clinics (2020)
- Kumamoto: 8.9
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 Kamiamakusa 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
¥800k
¥12k/m²
- Oyanomachinoboritate
- Land 160 m² · floor 65 m²
- Built 2003 (23 yrs) · Wood
¥3.0M
¥35k/m²
- Oyanomachinoboritate
- Land 230 m² · floor 85 m²
- Built 1999 (27 yrs) · Wood
¥13.0M
¥84k/m²
- Oyanomachinoboritate
- Land 530 m² · floor 155 m²
- Built 1997 (28 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2011 | ¥3.8M |
| 2012 | – |
| 2013 | – |
| 2015 | ¥4.0M |
| 2020 | ¥4.5M |
| 2021 | ¥5.4M |
| 2022 | ¥3.9M |
| 2023 | ¥3.4M |
| 2024 | ¥4.3M |
| 2025 | ¥5.0M |
Show data table
| Year | House | Land |
|---|---|---|
| 2011 | ¥58k/m² | ¥10k/m² |
| 2012 | – | ¥9k/m² |
| 2013 | – | ¥10k/m² |
| 2015 | ¥45k/m² | ¥12k/m² |
| 2020 | ¥38k/m² | – |
| 2021 | ¥61k/m² | ¥9k/m² |
| 2022 | ¥31k/m² | – |
| 2023 | ¥35k/m² | ¥9k/m² |
| 2024 | ¥29k/m² | ¥14k/m² |
| 2025 | ¥36k/m² | – |
Prices near train stations in Kamiamakusa 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) |
|---|---|---|---|---|---|---|
| Misumi (三角) | – | – | ¥4.5M | – | 17 | 628-19% vs 2019 |
How much does a house cost in Kamiamakusa City?
The median house sale, including the land, was ¥5.0M in 2025 across 23 sales.
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.