Kamigyo Ward, Kyoto City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 243
In short
- 1Steady, predictable growth
Condo prices per m² have climbed about 5.4% a year, roughly in line with the previous five years.
- 2Lagging Kyoto
Per m², condos here are 10% above the Kyoto average.
- 3Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 35% more per m² than those 11–15 minutes away.
- 4A market for singles and investors
44% of recent condo sales are studios or 1K/1DK units, typical of rental investment and single workers.
The answers, compared
What does a home cost?
¥20.5M
median used condo · ¥600k/m²
10% above the Kyoto median
4 of 11 areas in Kyoto, highest first
Are prices rising?
+23.5%
over 5 years
Slower than Kyoto (+36.4%)
16 of 26 areas in Kyoto, highest first
Can local earners afford it?
4.9× income
median price ÷ average taxable income
Easier than Kyoto (5.6×)
13 of 27 areas in Kyoto, highest first
Rent or buy?
30years of rent
median price ÷ a year of median rent
Shorter than Kyoto (33)
11 of 26 areas in Kyoto, highest first
Are people moving in?
-0.9%
population, 2020–25
Shrinking slower than Kyoto (-2.9%)
7 of 27 areas in Kyoto, highest first
How risky is it?
14%
chance of strong shaking (6-lower+) in 30 years
Lower than Kyoto (22%)
14 of 27 areas in Kyoto, highest first
Rent in Kamigyo Ward, Kyoto City
The average private rental costs ¥61k a month (2023), -0.0% since 2018. Kyoto: ¥62k
| Floor area | Typical layout | Average rent / month | Kamigyo Ward, Kyoto CityKyoto |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥54k vs 2018 +6.8% · Kyoto: ¥50k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥64k vs 2018 -7.0% · Kyoto: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥83k vs 2018 -3.0% · Kyoto: ¥80k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥111k vs 2018 +10.1% · Kyoto: ¥90k | |
| 100–149 m² mostly houses | mostly houses | ¥117k vs 2018 +39.2% · Kyoto: ¥81k |
- Rent per m²
- ¥2,291
- median, per month · Kyoto: ¥1,907
- The median used condo (¥20.5M, 48 m²) costs about 27 years of average rent for a similar-sized home (¥64k 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. 24,210 rented homes.
What the data says
Steady, predictable growth
Condo prices per m² have climbed about 5.4% a year, roughly in line with the previous five years. There is no sign of overheating or a sudden slowdown.
Lagging Kyoto
Per m², condos here are 10% above the Kyoto average. The premium was 17% ten years ago, so the rest of Kyoto has been catching up.
Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 35% more per m² than those 11–15 minutes away. If budget is tight, a longer walk is the quickest way to cut the price.
A market for singles and investors
44% of recent condo sales are studios or 1K/1DK units, typical of rental investment and single workers. Small units are easy to rent but sensitive to new supply. Families will find fewer options.
What a typical purchase costs
Half of all condo sales last year were between ¥12.3M and ¥39.8M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 0.9% between 2020 and 2025 (−2.9% for the wider area). More people moved out than in during 2025 (about 2.1 per 1,000 residents), which weakens long-term housing demand. Households still grew 5% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Typical vacancy
13.2% of homes were empty in 2023 (13.2% for the wider area), and 4.8% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.
Buying vs renting
A median used condo costs about 29.6 years of the area's median rent (¥58k a month), compared with 33 years for the wider area. That is a middle-of-the-road ratio for Japan. Rents here cover all rented homes, so treat this as a rough guide.
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 (22% for the wider area). This is low by Japanese standards, although no part of Japan is free of earthquake risk.
A typical condo costs 4.9 years of local income
Taxpayers in the city as a whole reported an average taxable income of ¥4.2m in 2023 (¥3.9m for the wider area). That is +23% since 2014. The median resale condo sold for about 4.9 times that, against 5.6 times for the wider area. A higher multiple means prices lean more on buyers from outside the area or on two incomes. 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 +5% in the year to January 2026 and +21% over five years. They are still 56% below their 1991 bubble-era level. 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 Kamigyo Ward, Kyoto City: people, homes and risks
- Population 2025
- 83,091
- -0.9% since 2020
- Kyoto: -2.9%
- Net moves in 2025
- -175
- -2.11 per 1,000 residents
- Kyoto: -1.5
- Vacant homes (2023)
- 13.2%
- 4.8% empty and not for rent or sale
- Kyoto: 13.2%
- Median rent (2023)
- ¥58k
- per month, all rented homes
- Kyoto: ¥56k
- Strong earthquake risk
- 13.8%
- chance of shaking of intensity 6-lower or more within 30 years
- Kyoto: 21.7%
- Average income per taxpayer
- ¥4.2M
- taxable income in 2023, citywide figure
- Kyoto: ¥3.9M
- Daytime population
- 118
- people here by day per 100 residents (2020 census)
- Foreign residents
- 6.5%
- 4,876 registered residents in 2024
- Kyoto: 3.3%
- Clinics
- 10.7
- per 10,000 residents; 7 hospitals, 54 dental clinics (2020)
- Kyoto: 10.0
- Official land price 2026
- ¥408k/m²
- +5.4% in a year · +21.4% in 5 years
- Kyoto: ¥136k/m²
- Flood exposure
- 27.8%
- of 18 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Kyoto: 49.6%
- Landslide exposure
- 0.0%
- of 18 benchmark sites in a landslide warning area
- Kyoto: 2.5%
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 Kamigyo Ward, Kyoto 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
¥182k/m²
- Karaku Gakku
- Imadegawa · 18 min walk
- 3LDK · 55 m²
- Built 1972 (54 yrs) · SRC
¥19.0M
¥475k/m²
- Toen Gakku
- Imadegawa · 10 min walk
- 2DK · 40 m²
- Built 1986 (39 yrs) · SRC
¥47.0M
¥671k/m²
- Muromachi Gakku
- Imadegawa · 7 min walk
- 3LDK · 70 m²
- Built 2001 (25 yrs) · RC
House
¥17.0M
¥243k/m²
- Shoran Gakku
- Emmachi · 25 min walk
- Land 65 m² · floor 70 m²
- Built 1944 (81 yrs) · Wood
¥49.0M
¥576k/m²
- Demizu Gakku
- Nijo(Kyoto) · 8 min walk
- Land 55 m² · floor 85 m²
- Built 2025 (0 yrs) · Wood
¥160M
¥500k/m²
- Nishijin Gakku
- Imadegawa · 18 min walk
- Land 330 m² · floor 320 m²
- Built 2005 (21 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥17.0M | ¥27.0M |
| 2006 | ¥16.0M | ¥33.0M |
| 2007 | ¥17.0M | ¥32.0M |
| 2008 | ¥18.0M | ¥26.0M |
| 2009 | ¥17.0M | ¥24.0M |
| 2010 | ¥13.0M | ¥26.0M |
| 2011 | ¥15.0M | ¥18.0M |
| 2012 | ¥17.0M | ¥28.0M |
| 2013 | ¥15.0M | ¥26.5M |
| 2014 | ¥15.0M | ¥29.5M |
| 2015 | ¥13.0M | ¥28.0M |
| 2016 | ¥13.0M | ¥32.0M |
| 2017 | ¥17.0M | ¥28.0M |
| 2018 | ¥13.0M | ¥32.5M |
| 2019 | ¥17.0M | ¥33.0M |
| 2020 | ¥17.0M | ¥31.0M |
| 2021 | ¥16.5M | ¥35.0M |
| 2022 | ¥19.0M | ¥32.5M |
| 2023 | ¥20.0M | ¥31.0M |
| 2024 | ¥23.0M | ¥32.0M |
| 2025 | ¥20.5M | ¥45.0M |
| 2026 (partial) | ¥15.5M | ¥36.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥286k/m² | ¥289k/m² | – |
| 2006 | ¥363k/m² | ¥281k/m² | ¥320k/m² |
| 2007 | ¥367k/m² | ¥297k/m² | ¥320k/m² |
| 2008 | ¥357k/m² | ¥248k/m² | ¥330k/m² |
| 2009 | ¥338k/m² | ¥259k/m² | ¥250k/m² |
| 2010 | ¥300k/m² | ¥254k/m² | ¥275k/m² |
| 2011 | ¥333k/m² | ¥235k/m² | ¥255k/m² |
| 2012 | ¥339k/m² | ¥243k/m² | ¥295k/m² |
| 2013 | ¥314k/m² | ¥255k/m² | ¥190k/m² |
| 2014 | ¥376k/m² | ¥300k/m² | ¥230k/m² |
| 2015 | ¥336k/m² | ¥282k/m² | ¥295k/m² |
| 2016 | ¥390k/m² | ¥300k/m² | ¥310k/m² |
| 2017 | ¥418k/m² | ¥321k/m² | ¥350k/m² |
| 2018 | ¥393k/m² | ¥253k/m² | ¥480k/m² |
| 2019 | ¥400k/m² | ¥349k/m² | ¥325k/m² |
| 2020 | ¥486k/m² | ¥300k/m² | ¥310k/m² |
| 2021 | ¥500k/m² | ¥331k/m² | ¥350k/m² |
| 2022 | ¥500k/m² | ¥320k/m² | ¥350k/m² |
| 2023 | ¥552k/m² | ¥300k/m² | ¥360k/m² |
| 2024 | ¥550k/m² | ¥333k/m² | ¥380k/m² |
| 2025 | ¥600k/m² | ¥389k/m² | ¥385k/m² |
| 2026 (partial) | ¥600k/m² | ¥314k/m² | – |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥500k/m² |
| 6 | ¥951k/m² | – |
| 9 | ¥800k/m² | – |
| 12 | ¥800k/m² | – |
| 14 | ¥600k/m² | – |
| 15 | ¥650k/m² | – |
| 16 | ¥657k/m² | – |
| 17 | ¥680k/m² | – |
| 18 | ¥618k/m² | – |
| 19 | ¥586k/m² | – |
| 22 | ¥675k/m² | – |
| 23 | ¥508k/m² | – |
| 25 | ¥473k/m² | – |
| 26 | ¥586k/m² | – |
| 27 | ¥550k/m² | – |
| 28 | ¥580k/m² | – |
| 31 | ¥275k/m² | – |
| 32 | ¥314k/m² | – |
| 33 | ¥326k/m² | – |
| 34 | ¥383k/m² | – |
| 35 | ¥334k/m² | – |
| 36 | ¥373k/m² | – |
| 37 | ¥370k/m² | – |
| 50 | ¥319k/m² | ¥279k/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 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|
| 2006 | ¥280k/m² | ¥750k/m² | – |
| 2007 | ¥308k/m² | ¥720k/m² | – |
| 2008 | ¥313k/m² | ¥840k/m² | – |
| 2009 | ¥285k/m² | ¥440k/m² | – |
| 2010 | ¥275k/m² | – | – |
| 2011 | ¥300k/m² | – | – |
| 2012 | ¥308k/m² | ¥480k/m² | – |
| 2013 | ¥300k/m² | – | – |
| 2014 | ¥290k/m² | – | – |
| 2015 | ¥285k/m² | ¥550k/m² | – |
| 2016 | ¥328k/m² | ¥500k/m² | – |
| 2017 | ¥356k/m² | – | – |
| 2018 | ¥300k/m² | ¥510k/m² | – |
| 2019 | ¥318k/m² | – | – |
| 2020 | ¥375k/m² | ¥580k/m² | – |
| 2021 | ¥414k/m² | ¥582k/m² | – |
| 2022 | ¥380k/m² | ¥646k/m² | – |
| 2023 | ¥475k/m² | ¥657k/m² | ¥800k/m² |
| 2024 | ¥408k/m² | ¥667k/m² | – |
| 2025 | ¥455k/m² | ¥650k/m² | ¥893k/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 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|
| 2006 | ¥256k/m² | ¥374k/m² | – |
| 2007 | ¥245k/m² | – | – |
| 2008 | ¥231k/m² | – | – |
| 2010 | – | ¥400k/m² | – |
| 2013 | ¥240k/m² | – | ¥375k/m² |
| 2015 | ¥235k/m² | – | – |
| 2019 | ¥265k/m² | – | – |
| 2020 | ¥259k/m² | – | – |
| 2024 | ¥293k/m² | – | – |
| 2025 | ¥309k/m² | – | – |
Prices near train stations in Kamigyo Ward, Kyoto 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) |
|---|---|---|---|---|---|---|
| Imadegawa (今出川) | ¥19.0M | ¥560k/m² | ¥39.5M | 13 | 276 | 25,102-10% vs 2019 |
| Nijo(Kyoto) (二条) | ¥26.0M | ¥520k/m² | ¥27.0M | 15 | 92 | 46,346-4% vs 2019 |
| Kuramaguchi (鞍馬口) | ¥24.0M | ¥600k/m² | ¥40.5M | 8 | 65 | 9,763-4% vs 2019 |
| Emmachi (円町) | – | – | ¥24.0M | 16 | 63 | 15,538-9% vs 2019 |
| Marutamachi(KyotoCitySubway) (丸太町(京都市営)) | ¥22.5M | ¥530k/m² | ¥41.5M | 14 | 58 | 23,985+3% vs 2019 |
| Nijojo Mae (二条城前) | ¥20.0M | ¥560k/m² | – | 11 | 25 | 8,208-19% vs 2019 |
| Jingu Marutamachi (神宮丸太町) | ¥28.0M | ¥750k/m² | ¥100M | 5 | 21 | 6,699-18% vs 2019 |
| Demachiyanagi (出町柳) | – | – | – | 6 | 15 | 43,040-12% vs 2019 |
Used condo prices by layout in Kamigyo Ward, Kyoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥13.0M | 20 m² | 111 |
| 3LDK | ¥39.5M | 65 m² | 70 |
| 2LDK | ¥33.5M | 60 m² | 58 |
| 1LDK | ¥31.0M | 45 m² | 15 |
| 1DK | ¥14.0M | 25 m² | 13 |
How much does an apartment cost in Kamigyo Ward, Kyoto City?
The median used condo (mansion) in Kamigyo Ward, Kyoto City sold for ¥20.5M in 2025, about ¥600k/m², based on 106 recorded sales.
How much does a house cost in Kamigyo Ward, Kyoto City?
The median house sale, including the land, was ¥45.0M in 2025 across 109 sales.
Are property prices in Kamigyo Ward, Kyoto City going up?
Over the five years to 2025, condo prices per m² changed +23.5% and residential land prices changed +24.2%.
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.