Sakyo Ward (Kyoto) Housing Market 2026: University Town With Flat Land Prices
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 342
In short
- 1Big, green and slow
Sakyo runs from Kyoto University and Demachiyanagi north into the mountains.
- 2The slowest land prices in central Kyoto
Benchmark residential land rose only 2.8% in the past year and about 9% in five years, far behind Nakagyo and Shimogyo.
- 3A family market
Unlike central Kyoto, the most traded home is a 70 m² 3LDK at about ¥36M, and about 43% of condo sales are family-sized.
- 4Population and risks
Population fell 2.2% between 2020 and 2025 as students and older residents left, though households grew 3%.
The answers, compared
What does a home cost?
¥28.5M
median used condo · ¥563k/m²
3% above the Kyoto median
5 of 11 areas in Kyoto, highest first
Are prices rising?
+29.0%
over 5 years
Slower than Kyoto (+36.4%)
11 of 26 areas in Kyoto, highest first
Can local earners afford it?
6.8× income
median price ÷ average taxable income
Harder than Kyoto (5.6×)
6 of 27 areas in Kyoto, highest first
Rent or buy?
42years of rent
median price ÷ a year of median rent
Longer than Kyoto (33)
4 of 26 areas in Kyoto, highest first
Are people moving in?
-2.2%
population, 2020–25
Shrinking slower than Kyoto (-2.9%)
8 of 27 areas in Kyoto, highest first
How risky is it?
13%
chance of strong shaking (6-lower+) in 30 years
Lower than Kyoto (22%)
17 of 27 areas in Kyoto, highest first
Rent in Sakyo Ward, Kyoto City
The average private rental costs ¥63k a month (2023), +3.9% since 2018. Kyoto: ¥62k
| Floor area | Typical layout | Average rent / month | Sakyo Ward, Kyoto CityKyoto |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥51k vs 2018 +2.1% · Kyoto: ¥50k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥66k vs 2018 +1.2% · Kyoto: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥100k vs 2018 +22.2% · Kyoto: ¥80k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥119k vs 2018 +35.7% · Kyoto: ¥90k | |
| 100–149 m² mostly houses | mostly houses | ¥86k vs 2018 -5.8% · Kyoto: ¥81k |
- Rent per m²
- ¥2,210
- median, per month · Kyoto: ¥1,907
- The median used condo (¥28.5M, 60 m²) costs about 24 years of average rent for a similar-sized home (¥100k 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. 36,460 rented homes.
Big, green and slow
Sakyo runs from Kyoto University and Demachiyanagi north into the mountains. Condos cost about ¥0.56M per m², about 1.1 times the Kyoto Prefecture average. The median condo sold for about ¥28.5M, and the median house for about ¥35M.
The slowest land prices in central Kyoto
Benchmark residential land rose only 2.8% in the past year and about 9% in five years, far behind Nakagyo and Shimogyo. It is still about 70% below its 1991 bubble peak. Condo prices per m² rose about 3.3% a year over the past five years.
A family market
Unlike central Kyoto, the most traded home is a 70 m² 3LDK at about ¥36M, and about 43% of condo sales are family-sized. Houses make up most of the market: more than 180 sold in 2025. Houses lose value fast and are down to land value by about 26 years old.
Stations
Ichijoji is the priciest busy station at about ¥0.68M per m². Mototanaka and Chayama are cheaper at about ¥0.4M. Station distance has almost no effect on price.
Population and risks
Population fell 2.2% between 2020 and 2025 as students and older residents left, though households grew 3%. Sakyo has the lowest earthquake probability of Kyoto's wards (about 13%). About 60% of benchmark sites are in a flood zone, mostly shallow, and a few in the hills are in landslide zones. A median condo costs about 42 years of median rent, so yields are thin.
Living in Sakyo Ward, Kyoto City: people, homes and risks
- Population 2025
- 162,387
- -2.2% since 2020
- Kyoto: -2.9%
- Net moves in 2025
- -289
- -1.78 per 1,000 residents
- Kyoto: -1.5
- Vacant homes (2023)
- 11.4%
- 6.1% empty and not for rent or sale
- Kyoto: 13.2%
- Median rent (2023)
- ¥57k
- per month, all rented homes
- Kyoto: ¥56k
- Strong earthquake risk
- 12.6%
- 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
- 105
- people here by day per 100 residents (2020 census)
- Foreign residents
- 6.3%
- 9,452 registered residents in 2024
- Kyoto: 3.3%
- Clinics
- 12.7
- per 10,000 residents; 15 hospitals, 98 dental clinics (2020)
- Kyoto: 10.0
- Official land price 2026
- ¥297k/m²
- +2.8% in a year · +8.6% in 5 years
- Kyoto: ¥136k/m²
- Flood exposure
- 61.4%
- of 44 benchmark sites in a worst-case flood zone (2.3% 3 m or deeper)
- Kyoto: 49.6%
- Landslide exposure
- 4.5%
- of 44 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 Sakyo 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
¥15.0M
¥231k/m²
- Takanohigashihirakicho
- Mototanaka · 6 min walk
- 2LDK · 65 m²
- Built 1981 (44 yrs) · RC
¥24.0M
¥960k/m²
- Takanoizumicho
- Shugakuin · 6 min walk
- 1K · 25 m²
- Built 2026 (0 yrs) · RC
¥43.0M
¥782k/m²
- Okazakitennocho
- Keage · 15 min walk
- 2LDK · 55 m²
- Built 1984 (41 yrs) · RC
House
¥14.0M
¥122k/m²
- Shugakuinkitafukecho
- Takaragaike · 15 min walk
- Land 95 m² · floor 115 m²
- Built 1994 (32 yrs) · Wood
¥32.0M
¥400k/m²
- Shimogamokashiwabecho
- Kitayama(Kyoto) · 16 min walk
- Land 100 m² · floor 80 m²
- Built 1965 (61 yrs)
¥96.0M
¥282k/m²
- Shimogamohommachi
- Kitaoji · 14 min walk
- Land 135 m² · floor 340 m²
- Built 1981 (44 yrs) · RC
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥19.0M | ¥32.0M |
| 2006 | ¥20.5M | ¥33.0M |
| 2007 | ¥22.5M | ¥31.0M |
| 2008 | ¥20.0M | ¥38.0M |
| 2009 | ¥18.0M | ¥33.0M |
| 2010 | ¥18.0M | ¥32.0M |
| 2011 | ¥22.5M | ¥29.5M |
| 2012 | ¥16.0M | ¥32.0M |
| 2013 | ¥17.0M | ¥31.0M |
| 2014 | ¥22.5M | ¥30.0M |
| 2015 | ¥23.5M | ¥32.0M |
| 2016 | ¥22.0M | ¥29.0M |
| 2017 | ¥24.0M | ¥34.0M |
| 2018 | ¥24.0M | ¥32.0M |
| 2019 | ¥27.0M | ¥38.0M |
| 2020 | ¥23.0M | ¥36.0M |
| 2021 | ¥26.0M | ¥37.0M |
| 2022 | ¥23.0M | ¥34.0M |
| 2023 | ¥22.5M | ¥36.0M |
| 2024 | ¥28.0M | ¥31.0M |
| 2025 | ¥28.5M | ¥35.0M |
| 2026 (partial) | ¥24.0M | ¥25.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥383k/m² | ¥310k/m² | ¥240k/m² |
| 2006 | ¥314k/m² | ¥354k/m² | ¥235k/m² |
| 2007 | ¥331k/m² | ¥319k/m² | ¥250k/m² |
| 2008 | ¥329k/m² | ¥362k/m² | ¥210k/m² |
| 2009 | ¥313k/m² | ¥304k/m² | ¥225k/m² |
| 2010 | ¥311k/m² | ¥291k/m² | ¥210k/m² |
| 2011 | ¥336k/m² | ¥273k/m² | ¥210k/m² |
| 2012 | ¥292k/m² | ¥301k/m² | ¥220k/m² |
| 2013 | ¥351k/m² | ¥282k/m² | ¥235k/m² |
| 2014 | ¥369k/m² | ¥300k/m² | ¥220k/m² |
| 2015 | ¥382k/m² | ¥313k/m² | ¥260k/m² |
| 2016 | ¥384k/m² | ¥303k/m² | ¥250k/m² |
| 2017 | ¥427k/m² | ¥326k/m² | ¥275k/m² |
| 2018 | ¥453k/m² | ¥333k/m² | ¥260k/m² |
| 2019 | ¥500k/m² | ¥364k/m² | ¥230k/m² |
| 2020 | ¥437k/m² | ¥349k/m² | ¥270k/m² |
| 2021 | ¥538k/m² | ¥376k/m² | ¥250k/m² |
| 2022 | ¥450k/m² | ¥324k/m² | ¥295k/m² |
| 2023 | ¥486k/m² | ¥314k/m² | ¥250k/m² |
| 2024 | ¥538k/m² | ¥345k/m² | ¥325k/m² |
| 2025 | ¥563k/m² | ¥326k/m² | ¥330k/m² |
| 2026 (partial) | ¥663k/m² | ¥300k/m² | ¥330k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥510k/m² |
| 1 | – | ¥515k/m² |
| 8 | ¥787k/m² | – |
| 13 | – | ¥417k/m² |
| 17 | ¥628k/m² | – |
| 18 | ¥725k/m² | – |
| 24 | ¥585k/m² | – |
| 26 | ¥471k/m² | ¥302k/m² |
| 28 | – | ¥250k/m² |
| 29 | – | ¥308k/m² |
| 30 | – | ¥415k/m² |
| 31 | – | ¥216k/m² |
| 32 | – | ¥193k/m² |
| 33 | ¥230k/m² | ¥230k/m² |
| 34 | ¥420k/m² | ¥320k/m² |
| 36 | – | ¥261k/m² |
| 37 | – | ¥321k/m² |
| 38 | ¥367k/m² | ¥229k/m² |
| 39 | ¥333k/m² | – |
| 40 | ¥383k/m² | ¥262k/m² |
| 41 | – | ¥267k/m² |
| 42 | ¥383k/m² | ¥170k/m² |
| 46 | – | ¥172k/m² |
| 47 | ¥288k/m² | ¥200k/m² |
| 48 | – | ¥297k/m² |
| 49 | – | ¥258k/m² |
| 50 | ¥375k/m² | ¥262k/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 |
|---|---|---|
| 2006 | ¥314k/m² | – |
| 2007 | ¥320k/m² | – |
| 2008 | ¥317k/m² | – |
| 2009 | ¥317k/m² | – |
| 2010 | ¥308k/m² | – |
| 2011 | ¥317k/m² | – |
| 2012 | ¥282k/m² | ¥443k/m² |
| 2013 | ¥313k/m² | ¥550k/m² |
| 2014 | ¥365k/m² | – |
| 2015 | ¥325k/m² | ¥538k/m² |
| 2016 | ¥319k/m² | – |
| 2017 | ¥283k/m² | ¥550k/m² |
| 2018 | ¥367k/m² | ¥617k/m² |
| 2019 | ¥400k/m² | ¥600k/m² |
| 2020 | ¥383k/m² | – |
| 2021 | ¥383k/m² | – |
| 2022 | ¥363k/m² | ¥664k/m² |
| 2023 | ¥387k/m² | – |
| 2024 | ¥473k/m² | – |
| 2025 | ¥421k/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 |
|---|---|---|---|---|
| 2005 | – | ¥287k/m² | ¥416k/m² | – |
| 2006 | ¥289k/m² | ¥291k/m² | ¥449k/m² | – |
| 2007 | ¥265k/m² | ¥277k/m² | ¥438k/m² | – |
| 2008 | ¥208k/m² | ¥333k/m² | ¥478k/m² | – |
| 2009 | ¥205k/m² | ¥264k/m² | ¥411k/m² | – |
| 2010 | – | ¥242k/m² | ¥411k/m² | – |
| 2011 | ¥245k/m² | ¥245k/m² | – | ¥400k/m² |
| 2012 | ¥222k/m² | ¥262k/m² | – | ¥390k/m² |
| 2013 | ¥267k/m² | ¥240k/m² | – | ¥465k/m² |
| 2014 | ¥247k/m² | ¥215k/m² | – | ¥422k/m² |
| 2015 | ¥213k/m² | ¥273k/m² | – | ¥430k/m² |
| 2016 | ¥190k/m² | ¥252k/m² | – | ¥425k/m² |
| 2017 | ¥244k/m² | ¥269k/m² | – | ¥455k/m² |
| 2018 | ¥262k/m² | ¥257k/m² | – | ¥428k/m² |
| 2019 | ¥263k/m² | ¥238k/m² | – | ¥489k/m² |
| 2020 | ¥231k/m² | ¥304k/m² | – | ¥474k/m² |
| 2021 | ¥200k/m² | ¥281k/m² | ¥434k/m² | – |
| 2022 | ¥166k/m² | ¥255k/m² | – | – |
| 2023 | ¥200k/m² | ¥271k/m² | – | – |
| 2024 | ¥243k/m² | ¥279k/m² | – | – |
| 2025 | ¥293k/m² | ¥285k/m² | – | – |
Prices near train stations in Sakyo 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) |
|---|---|---|---|---|---|---|
| Demachiyanagi (出町柳) | ¥22.0M | ¥553k/m² | ¥28.5M | 12 | 119 | 43,040-12% vs 2019 |
| Jingu Marutamachi (神宮丸太町) | ¥36.0M | ¥554k/m² | ¥27.0M | 10 | 100 | 6,699-18% vs 2019 |
| Ichijoji (一乗寺) | ¥26.0M | ¥680k/m² | ¥27.0M | 6 | 66 | 2,272+0% vs 2019 |
| Shugakuin (修学院) | ¥20.0M | ¥565k/m² | ¥23.5M | 6 | 66 | 2,892+0% vs 2019 |
| Mototanaka (元田中) | ¥24.0M | ¥393k/m² | ¥43.0M | 6 | 66 | 906+0% vs 2019 |
| Chayama Kyoto Geijutsudaigaku (茶山・京都芸術大学) | ¥25.0M | ¥400k/m² | ¥29.0M | 6 | 64 | 1,778+0% vs 2019 |
| Kitaoji (北大路) | – | – | ¥38.0M | 13 | 49 | 30,508-3% vs 2019 |
| Matsugasaki(Kyoto) (松ケ崎(京都)) | – | – | ¥63.0M | 8 | 45 | 10,316-11% vs 2019 |
| Iwakura(Kyoto) (岩倉(京都)) | – | – | ¥31.0M | 13 | 45 | 1,284+0% vs 2019 |
| Takaragaike (宝ケ池) | – | – | ¥22.0M | 4 | 34 | 795+0% vs 2019 |
| Kokusaikaikan (国際会館) | – | – | ¥58.0M | 10 | 23 | 24,994-4% vs 2019 |
| Higashiyama(Kyoto) (東山(京都)) | ¥65.0M | ¥893k/m² | – | 5 | 21 | 18,507-8% vs 2019 |
| Keage (蹴上) | – | – | ¥36.0M | 14 | 20 | 10,284-13% vs 2019 |
| Yase Hieizanguchi (八瀬比叡山口) | – | – | – | 14 | 18 | 788+0% vs 2019 |
| Kitayama(Kyoto) (北山(京都)) | ¥6.5M | ¥367k/m² | – | 7 | 18 | 13,849-5% vs 2019 |
Used condo prices by layout in Sakyo Ward, Kyoto City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥36.5M | 70 m² | 88 |
| 1K | ¥14.0M | 20 m² | 48 |
| 2LDK | ¥30.0M | 60 m² | 41 |
| 1LDK | ¥22.0M | 45 m² | 14 |
| 1DK | ¥14.0M | 30 m² | 13 |
How much does an apartment cost in Sakyo Ward, Kyoto City?
The median used condo (mansion) in Sakyo Ward, Kyoto City sold for ¥28.5M in 2025, about ¥563k/m², based on 80 recorded sales.
How much does a house cost in Sakyo Ward, Kyoto City?
The median house sale, including the land, was ¥35.0M in 2025 across 183 sales.
Are property prices in Sakyo Ward, Kyoto City going up?
Over the five years to 2025, condo prices per m² changed +29.0% and residential land prices changed +22.2%.
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.