Heguri Town, Ikoma County Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 45
In short
- 1Price growth is speeding up
House values per m² have risen about 4.4% a year over the past five years, faster than the 3.9% a year of the five years before.
- 2Outperforming Nara
Per m², houses here are 31% below the Nara average.
- 3Being near a station is worth a lot
Houses within a 5-minute walk of a station sell for about 162% more per m² than those 11–15 minutes away.
- 4What a typical purchase costs
Half of all house sales last year were between ¥8.0M and ¥23.0M.
The answers, compared
What does a home cost?
¥14.0M
median house · ¥124k/m²
17% below the Nara median
5 of 10 areas in Nara, highest first
Can local earners afford it?
4.0× income
median price ÷ average taxable income
Easier than Nara (4.9×)
10 of 14 areas in Nara, highest first
Rent or buy?
19years of rent
median price ÷ a year of median rent
Shorter than Nara (30)
13 of 14 areas in Nara, highest first
Are people moving in?
-3.6%
population, 2020–25
Shrinking slower than Nara (-4.2%)
10 of 15 areas in Nara, highest first
How risky is it?
25%
chance of strong shaking (6-lower+) in 30 years
Lower than Nara (48%)
13 of 15 areas in Nara, highest first
What the data says
Price growth is speeding up
House values per m² have risen about 4.4% a year over the past five years, faster than the 3.9% a year of the five years before. Buyers waiting for a dip have so far been paying more each year, and that has not yet changed.
Outperforming Nara
Per m², houses here are 31% below the Nara average. The discount has shrunk from 41% ten years ago, so Heguri Town, Ikoma County is catching up with its surroundings.
Being near a station is worth a lot
Houses within a 5-minute walk of a station sell for about 162% more per m² than those 11–15 minutes away. If budget is tight, a longer walk is the quickest way to cut the price.
What a typical purchase costs
Half of all house sales last year were between ¥8.0M and ¥23.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 3.6% between 2020 and 2025 (−4.2% for the wider area). More people moved in than out in 2025, a net gain of about 7.3 per 1,000 residents, so demand for homes is being topped up by newcomers. Households still grew 1.9% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Typical vacancy
4.3% of homes were empty in 2023 (14.6% for the wider area), and 4.1% were empty without being for rent, for sale or used as second homes. The level of abandoned homes is around the national norm.
Moderate earthquake risk
The government's seismic model gives a 25% chance of shaking of intensity 6-lower or stronger in the next 30 years (48% for the wider area). Post-1981 buildings are designed for this level of shaking, but check ground conditions and insurance.
Local incomes are close to average
Taxpayers here reported an average taxable income of ¥3.5m in 2023 (¥3.8m for the wider area). That is +10% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Official land prices are still falling
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed -1% in the year to January 2026 and -9% over five years. They are still 81% 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, 11% are in a landslide warning area. 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 Heguri Town, Ikoma County: people, homes and risks
- Population 2025
- 17,355
- -3.6% since 2020
- Nara: -4.2%
- Net moves in 2025
- +127
- +7.32 per 1,000 residents
- Nara: -0.84
- Vacant homes (2023)
- 4.3%
- 4.1% empty and not for rent or sale
- Nara: 14.6%
- Median rent (2023)
- ¥62k
- per month, all rented homes
- Nara: ¥53k
- Strong earthquake risk
- 25.3%
- chance of shaking of intensity 6-lower or more within 30 years
- Nara: 47.5%
- Average income per taxpayer
- ¥3.5M
- taxable income in 2023
- Nara: ¥3.8M
- Daytime population
- 76
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.2%
- 213 registered residents in 2024
- Nara: 1.4%
- Clinics
- 6.9
- per 10,000 residents; 0 hospitals, 9 dental clinics (2020)
- Nara: 9.7
- Official land price 2026
- ¥34k/m²
- -1.4% in a year · -9.2% in 5 years
- Nara: ¥66k/m²
- Flood exposure
- 0.0%
- of 9 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Nara: 32.5%
- Landslide exposure
- 11.1%
- of 9 benchmark sites in a landslide warning area
- Nara: 4.9%
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 Heguri Town, Ikoma County
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
¥3.0M
¥18k/m²
- Hatsukadai
- Heguri · 13 min walk
- Land 175 m² · floor 165 m²
- Built 1973 (53 yrs) · Wood
¥12.0M
¥92k/m²
- Wakabadai
- Heguri · 23 min walk
- Land 220 m² · floor 130 m²
- Built 1989 (36 yrs) · Light steel
¥22.0M
¥220k/m²
- Yoshishin
- Heguri · 5 min walk
- Land 190 m² · floor 100 m²
- Built 2025 (0 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2007 | ¥17.0M |
| 2008 | ¥19.5M |
| 2009 | ¥16.5M |
| 2010 | ¥24.0M |
| 2011 | ¥12.0M |
| 2012 | ¥19.0M |
| 2013 | ¥14.0M |
| 2014 | ¥11.0M |
| 2015 | ¥14.0M |
| 2016 | ¥11.8M |
| 2017 | ¥15.0M |
| 2018 | ¥9.7M |
| 2019 | ¥12.0M |
| 2020 | ¥6.5M |
| 2021 | ¥7.3M |
| 2022 | ¥11.0M |
| 2023 | ¥7.2M |
| 2024 | ¥6.8M |
| 2025 | ¥14.0M |
Show data table
| Year | House | Land |
|---|---|---|
| 2007 | ¥171k/m² | – |
| 2008 | ¥158k/m² | – |
| 2009 | ¥133k/m² | – |
| 2010 | ¥188k/m² | – |
| 2011 | ¥114k/m² | – |
| 2012 | ¥175k/m² | – |
| 2013 | ¥126k/m² | – |
| 2014 | ¥80k/m² | – |
| 2015 | ¥114k/m² | – |
| 2016 | ¥99k/m² | – |
| 2017 | ¥93k/m² | – |
| 2018 | ¥80k/m² | – |
| 2019 | ¥87k/m² | – |
| 2020 | ¥72k/m² | – |
| 2021 | ¥57k/m² | – |
| 2022 | ¥95k/m² | ¥40k/m² |
| 2023 | ¥67k/m² | – |
| 2024 | ¥73k/m² | – |
| 2025 | ¥124k/m² | – |
Show data table
| Building age (years) | House |
|---|---|
| 0 | ¥300k/m² |
| 45 | ¥72k/m² |
| 50 | ¥33k/m² |
Prices near train stations in Heguri Town, Ikoma County
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) |
|---|---|---|---|---|---|---|
| Heguri (平群) | – | – | ¥10.9M | 8 | 28 | 2,653-11% vs 2019 |
| Tatsutagawa (竜田川) | – | – | ¥6.1M | 11 | 26 | 1,583-15% vs 2019 |
| Motosanjoguchi (元山上口) | – | – | ¥8.6M | 14 | 16 | 1,262-14% vs 2019 |
| Higashiyama(Nara) (東山(奈良)) | – | – | ¥21.5M | 8 | 12 | 3,034-19% vs 2019 |
How much does a house cost in Heguri Town, Ikoma County?
The median house sale, including the land, was ¥14.0M in 2025 across 29 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.