Photo: Tunnel of Light, Tokamachi, Niigata · Susann Schuster / Unsplash

Niigata Housing Market 2026: Resort Condos Collapse, City Condos Climb

Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 4,215

In short

1
Two very different condo markets
Niigata's condo data hides two opposite stories.
2
The wider market is shrinking
Niigata lost 6% of its population between 2020 and 2025, and about 6,400 more people left than arrived in 2025.
3
Houses are cheap relative to condos
A m² of house costs only about 30% as much as a m² of condo, among the lowest ratios in Japan, down from 50% a decade ago.
4
Condos depreciate fast
Niigata condos lose about half their per-m² value by 22 years old and keep losing about 4.6% a year after that.

The answers, compared

What does a home cost?

¥16.0M

median used condo · ¥238k/m²

57% below the Japan median

31 of 47 prefectures, highest first

Are prices rising?

+27.2%

over 5 years

Slower than Japan (+33.4%)

15 of 47 prefectures, highest first

Can local earners afford it?

5.0× income

median price ÷ average taxable income

Easier than Japan (6.6×)

27 of 47 prefectures, highest first

Rent or buy?

27years of rent

median price ÷ a year of median rent

Shorter than Japan (38)

36 of 47 prefectures, highest first

Are people moving in?

-6.0%

population, 2020–25

Shrinking faster than Japan (-2.5%)

37 of 47 prefectures, highest first

How risky is it?

12%

chance of strong shaking (6-lower+) in 30 years

Lower than Japan (38%)

33 of 47 prefectures, highest first

Rent in Niigata

The average private rental costs ¥51k a month (2023), +1.9% since 2018. Japan: ¥65k

Floor area	Typical layout	Average rent / month
under 30 m² studio / 1K	studio / 1K	¥40k vs 2018 +0.7% · Japan: ¥53k
30–49 m² 1LDK / 2DK	1LDK / 2DK	¥51k vs 2018 +2.0% · Japan: ¥64k
50–69 m² 2LDK / 3DK	2LDK / 3DK	¥60k vs 2018 +3.3% · Japan: ¥75k
70–99 m² 3LDK / family	3LDK / family	¥64k vs 2018 +3.7% · Japan: ¥88k
100–149 m² mostly houses	mostly houses	¥55k vs 2018 +0.1% · Japan: ¥84k
150 m² + mostly houses	mostly houses	¥56k vs 2018 +9.9% · Japan: ¥91k

Rent per m²: ¥1,293; median, per month · Japan: ¥1,598; The median used condo (¥16.0M, 65 m²) costs about 22 years of average rent for a similar-sized home (¥60k 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. 166,700 rented homes.

Two very different condo markets

Niigata's condo data hides two opposite stories. City condos in Niigata City's Chuo Ward and in Nagaoka have risen strongly, about 27% and 69% in five years respectively. Meanwhile older condos have been losing value: pre-1981 condos fell about 5% a year over the last decade and now sell at a two-thirds discount to 1980s and 90s buildings, the biggest gap in Japan. Much of that older stock is the bubble-era resort condos of Yuzawa and the ski towns, which sell for very little because their monthly management and repair fees are high and few people want them.

The wider market is shrinking

Niigata lost 6% of its population between 2020 and 2025, and about 6,400 more people left than arrived in 2025. Transactions fell about 20% in three years. On the government's fixed benchmark sites, residential land fell about 2.6% over five years and commercial land about 4%. 7.6% of homes are abandoned.

Houses are cheap relative to condos

A m² of house costs only about 30% as much as a m² of condo, among the lowest ratios in Japan, down from 50% a decade ago.

Condos depreciate fast

Niigata condos lose about half their per-m² value by 22 years old and keep losing about 4.6% a year after that. Check the management fees and repair fund carefully on any older condo, especially in resort areas.

Hazards

Niigata sits on the plains of the Shinano and Agano rivers: about 64% of benchmark sites are in a worst-case flood zone and 10% face 3 m or deeper flooding. About 12% are in tsunami zones along the Sea of Japan coast. Earthquake risk on the national model is moderate (about 12% for 6-lower shaking in 30 years), but the 2004 and 2007 Chuetsu earthquakes are a reminder that local faults matter.

Living in Niigata: people, homes and risks

Population 2025: 2,068,476; -6.0% since 2020; Japan: -2.5%
Net moves in 2025: -6,379; -3.08 per 1,000 residents
Vacant homes (2023): 15.3%; 7.6% empty and not for rent or sale; Japan: 13.8%
Median rent (2023): ¥49k; per month, all rented homes; Japan: ¥57k
Strong earthquake risk: 11.9%; chance of shaking of intensity 6-lower or more within 30 years; Japan: 38.4%
Average income per taxpayer: ¥3.2M; taxable income in 2023; Japan: ¥3.9M
Foreign residents: 1.1%; 23,785 registered residents in 2024; Japan: 3.0%
Clinics: 8.2; per 10,000 residents; 125 hospitals, 1,152 dental clinics (2020); Japan: 8.5
Official land price 2026: ¥28k/m²; -0.5% in a year · -2.6% in 5 years; Japan: ¥74k/m²
Flood exposure: 64.2%; of 411 benchmark sites in a worst-case flood zone (10.2% 3 m or deeper); Japan: 42.6%
Tsunami exposure: 12.2%; of 411 benchmark sites in a tsunami inundation zone; Japan: 7.8%
Landslide exposure: 2.7%; of 411 benchmark sites in a landslide warning area; Japan: 2.6%

Urban renewal zones

Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.

Central Niigata · 153 ha · designated 2021

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 Niigata

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

Lower-priced2025 Q4

¥3.9M

¥130k/m²

Minamisasaguchi, Chuo Ward, Niigata City
Niigata · 8 min walk
1DK · 30 m²
Built 1981 (44 yrs) · SRC

Typical2026 Q1

¥15.0M

¥231k/m²

Minamidekijima, Chuo Ward, Niigata City
Sekiya(Niigata) · 24 min walk
2LDK · 65 m²
Built 2001 (25 yrs) · RC

Higher-priced2026 Q1

¥29.0M

¥644k/m²

Bandai, Chuo Ward, Niigata City
Niigata · 14 min walk
1LDK · 45 m²
Built 2009 (17 yrs) · RC

House

Lower-priced2026 Q2

¥3.0M

¥20k/m²

Nishikandamachi, Nagaoka City
Nagaoka · 21 min walk
Land 85 m² · floor 150 m²
Built 1979 (47 yrs) · Steel

Typical2026 Q2

¥12.0M

¥171k/m²

Koyo, Higashi Ward, Niigata City
Niigata
Land 110 m² · floor 70 m²
Built 2015 (11 yrs) · Wood

Higher-priced2026 Q2

¥26.0M

¥236k/m²

Nemuroshimmachi, Higashi Ward, Niigata City
Niigata
Land 165 m² · floor 110 m²
Built 2026 (0 yrs)

Median transaction price by yearCondos now cost more than houses — Since 2022, the median used condo has sold for more than the median house with its land, reversing the earlier pattern. Since then condo prices have moved +60% while house prices moved 0%. Condo demand is concentrated in central, well-connected locations, while many houses sold are older homes in outlying areas where prices are flat or falling. Buyers are paying for convenience over space.

Show data table

Year	Condo	House
2006	–	–
2007	¥8.0M	¥15.0M
2008	¥9.5M	¥14.0M
2009	¥9.5M	¥12.0M
2010	¥12.0M	¥13.0M
2011	¥9.8M	¥13.0M
2012	¥9.8M	¥12.0M
2013	¥9.8M	¥12.0M
2014	¥9.6M	¥12.0M
2015	¥9.7M	¥12.0M
2016	¥9.6M	¥13.0M
2017	¥8.0M	¥14.0M
2018	¥13.0M	¥14.0M
2019	¥10.0M	¥14.0M
2020	¥10.0M	¥13.5M
2021	¥10.0M	¥12.0M
2022	¥13.0M	¥12.0M
2023	¥14.0M	¥11.0M
2024	¥12.0M	¥10.5M
2025	¥16.0M	¥12.0M
2026 (partial)	¥15.5M	¥12.0M

Median price per m² by yearHouses are the better deal on space — A m² of house floor space costs about 67% less than a m² of condo, even though the house price includes land. If you need room more than convenience, a house buys considerably more space. That gap has widened over the decade as condo prices pulled ahead.

Show data table

Year	Condo	House	Land
2006	–	–	¥50k/m²
2007	¥165k/m²	¥108k/m²	¥35k/m²
2008	¥156k/m²	¥97k/m²	¥33k/m²
2009	¥148k/m²	¥87k/m²	¥30k/m²
2010	¥168k/m²	¥91k/m²	¥32k/m²
2011	¥158k/m²	¥89k/m²	¥30k/m²
2012	¥155k/m²	¥76k/m²	¥28k/m²
2013	¥155k/m²	¥82k/m²	¥28k/m²
2014	¥167k/m²	¥81k/m²	¥27k/m²
2015	¥169k/m²	¥81k/m²	¥27k/m²
2016	¥167k/m²	¥87k/m²	¥27k/m²
2017	¥160k/m²	¥90k/m²	¥27k/m²
2018	¥185k/m²	¥88k/m²	¥29k/m²
2019	¥167k/m²	¥89k/m²	¥28k/m²
2020	¥187k/m²	¥90k/m²	¥26k/m²
2021	¥175k/m²	¥82k/m²	¥26k/m²
2022	¥205k/m²	¥76k/m²	¥27k/m²
2023	¥210k/m²	¥70k/m²	¥25k/m²
2024	¥200k/m²	¥67k/m²	¥26k/m²
2025	¥238k/m²	¥77k/m²	¥28k/m²
2026 (partial)	¥252k/m²	¥69k/m²	¥30k/m²

Price per m² by building age (2021–2025 sales)How condos age here — In recent sales, condos lose about a quarter of their per-m² value by around 13 years old and half by around 22. Prices keep falling by roughly 4.6% a year even after 25 years, so older condos here are cheap for a reason. Check the repair fund and rebuild plans.

Show data table

Building age (years)	Condo	House
0	¥573k/m²	¥271k/m²
1	–	¥267k/m²
2	–	¥282k/m²
3	¥543k/m²	¥247k/m²
4	¥485k/m²	¥232k/m²
5	–	¥209k/m²
6	¥469k/m²	¥211k/m²
7	–	¥200k/m²
8	–	¥200k/m²
9	–	¥200k/m²
10	–	¥180k/m²
11	–	¥153k/m²
12	–	¥141k/m²
13	¥343k/m²	¥147k/m²
14	¥367k/m²	¥133k/m²
15	¥370k/m²	¥120k/m²
16	¥333k/m²	¥108k/m²
17	¥340k/m²	¥139k/m²
18	¥325k/m²	¥136k/m²
19	¥291k/m²	¥143k/m²
20	¥267k/m²	¥112k/m²
21	¥273k/m²	¥115k/m²
22	¥271k/m²	¥100k/m²
23	¥240k/m²	¥81k/m²
24	¥237k/m²	¥98k/m²
25	¥221k/m²	¥79k/m²
26	¥238k/m²	¥75k/m²
27	¥229k/m²	¥72k/m²
28	¥237k/m²	¥74k/m²
29	¥173k/m²	¥66k/m²
30	¥145k/m²	¥68k/m²
31	¥142k/m²	¥67k/m²
32	¥131k/m²	¥60k/m²
33	¥141k/m²	¥61k/m²
34	¥154k/m²	¥54k/m²
35	¥162k/m²	¥57k/m²
36	¥137k/m²	¥47k/m²
37	¥147k/m²	¥61k/m²
38	–	¥41k/m²
39	¥116k/m²	¥52k/m²
40	¥135k/m²	¥38k/m²
41	¥107k/m²	¥52k/m²
42	¥114k/m²	¥42k/m²
43	¥98k/m²	¥38k/m²
44	¥127k/m²	¥35k/m²
45	¥107k/m²	¥34k/m²
46	¥65k/m²	¥32k/m²
47	¥78k/m²	¥34k/m²
48	–	¥37k/m²
49	–	¥30k/m²
50	¥40k/m²	¥21k/m²

Condo price per m² by construction periodNewer buildings are pulling ahead — Buildings from the 2000s gained about 1.8% a year over the decade, versus 5% for pre-1981 stock. The market here clearly rewards newer construction. Pre-1981 buildings, built before the current earthquake standard, trade about 67% below 1980s–90s buildings.

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
2007	¥68k/m²	¥167k/m²	–
2008	–	¥150k/m²	¥300k/m²
2009	¥80k/m²	¥133k/m²	¥329k/m²
2010	¥83k/m²	¥140k/m²	¥308k/m²
2011	¥63k/m²	¥135k/m²	¥286k/m²
2012	¥58k/m²	¥143k/m²	¥268k/m²
2013	¥66k/m²	¥143k/m²	¥262k/m²
2014	¥77k/m²	¥158k/m²	¥273k/m²
2015	¥78k/m²	¥149k/m²	¥277k/m²
2016	¥76k/m²	¥150k/m²	¥300k/m²
2017	¥81k/m²	¥155k/m²	¥329k/m²
2018	¥85k/m²	¥160k/m²	¥310k/m²
2019	¥100k/m²	¥150k/m²	¥320k/m²
2020	¥67k/m²	¥181k/m²	¥317k/m²
2021	¥75k/m²	¥157k/m²	¥313k/m²
2022	¥86k/m²	¥158k/m²	¥304k/m²
2023	¥70k/m²	¥156k/m²	¥322k/m²
2024	¥33k/m²	¥150k/m²	¥333k/m²
2025	¥60k/m²	¥180k/m²	¥324k/m²
2026 (partial)	–	¥150k/m²	–

House price per m² by construction period

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	¥75k/m²	¥93k/m²	¥226k/m²	–
2008	¥70k/m²	¥91k/m²	¥210k/m²	–
2009	¥60k/m²	¥85k/m²	¥200k/m²	–
2010	¥60k/m²	¥91k/m²	¥200k/m²	¥222k/m²
2011	¥56k/m²	¥83k/m²	¥171k/m²	¥218k/m²
2012	¥52k/m²	¥78k/m²	¥149k/m²	¥217k/m²
2013	¥57k/m²	¥77k/m²	¥156k/m²	¥226k/m²
2014	¥54k/m²	¥82k/m²	¥143k/m²	¥227k/m²
2015	¥46k/m²	¥80k/m²	¥139k/m²	¥233k/m²
2016	¥47k/m²	¥81k/m²	¥145k/m²	¥229k/m²
2017	¥53k/m²	¥68k/m²	¥144k/m²	¥240k/m²
2018	¥40k/m²	¥78k/m²	¥144k/m²	¥233k/m²
2019	¥44k/m²	¥75k/m²	¥116k/m²	¥232k/m²
2020	¥33k/m²	¥69k/m²	¥122k/m²	¥225k/m²
2021	¥36k/m²	¥61k/m²	¥115k/m²	¥230k/m²
2022	¥31k/m²	¥63k/m²	¥125k/m²	¥200k/m²
2023	¥32k/m²	¥62k/m²	¥136k/m²	¥190k/m²
2024	¥31k/m²	¥57k/m²	¥124k/m²	¥191k/m²
2025	¥32k/m²	¥64k/m²	¥121k/m²	¥192k/m²
2026 (partial)	¥31k/m²	¥60k/m²	¥116k/m²	¥208k/m²

Prices by area in Niigata

Median prices for 2025. Sorted by condo price per m² (or house price per m² where there are few condo sales).

Area	Condo price per m²	Median used condo price	Median house price (land + building)	Residential land per m² (sales)	Condo 5-yr change
Chuo Ward, Niigata City	¥254k/m²	¥16.0M	¥21.0M	¥100k/m²	+27.1%
Nagaoka City	¥236k/m²	¥14.0M	¥15.0M	¥37k/m²	+68.8%
Higashi Ward, Niigata City	–	–	¥22.0M	¥66k/m²	–
Akiha Ward, Niigata City	–	–	¥15.0M	¥44k/m²	–
Konan Ward, Niigata City	–	–	¥19.5M	¥36k/m²	–
Nishi Ward, Niigata City	–	–	¥15.0M	¥44k/m²	–
Kita Ward, Niigata City	–	–	¥12.0M	¥25k/m²	–
Shibata City	–	–	¥11.0M	¥33k/m²	–
Joetsu City	–	–	¥11.0M	¥11k/m²	–
Mitsuke City	–	–	¥12.0M	¥22k/m²	–
Nishikan Ward, Niigata City	–	–	¥8.6M	¥21k/m²	–
Tsubame City	–	–	¥10.5M	¥26k/m²	–
Minami Ward, Niigata City	–	–	¥9.8M	¥11k/m²	–
Sanjo City	–	–	¥7.0M	¥24k/m²	–
Gosen City	–	–	¥6.3M	¥12k/m²	–
Ojiya City	–	–	¥9.8M	¥14k/m²	–
Kashiwazaki City	–	–	¥5.0M	¥18k/m²	–
Minamiuonuma City	–	–	¥7.9M	¥12k/m²	–
Murakami City	–	–	¥4.7M	¥9k/m²	–
Myoko City	–	–	¥7.5M	¥7k/m²	–
Agano City	–	–	¥3.6M	¥11k/m²	–
Itoigawa City	–	–	¥3.3M	¥17k/m²	–
Sado City	–	–	¥3.0M	¥7k/m²	–
Uonuma City	–	–	¥3.0M	¥12k/m²	–
Tokamachi City	–	–	¥3.5M	¥8k/m²	–
Tainai City	–	–	–	¥12k/m²	–

Prices near train stations in Niigata

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
Niigata (新潟)	¥14.0M	¥238k/m²	¥22.0M	19	1239
Nagaoka (長岡)	¥19.0M	¥278k/m²	¥15.0M	13	480
Shibata(Niigata) (新発田)	–	–	¥12.0M	19	213
Kobari (小針)	¥15.0M	¥217k/m²	¥17.0M	14	196
Takada(Niigata) (高田(新潟))	–	–	¥9.9M	19	176
Kameda (亀田)	–	–	¥20.0M	19	172
Terao (寺尾)	–	–	¥12.0M	15	150
Mitsuke (見附)	–	–	¥9.3M	19	124
Niitsu (新津)	–	–	¥11.0M	12	117
Murakami(Niigata) (村上(新潟))	–	–	¥4.3M	15	97
Gosen (五泉)	–	–	¥4.8M	11	92
Naoetsu (直江津)	–	–	¥12.5M	19	91
Hakusan(Niigata) (白山(新潟))	¥9.1M	¥165k/m²	¥12.0M	11	89
Toyosaka (豊栄)	–	–	¥12.5M	13	80
Niizaki (新崎)	–	–	¥11.0M	11	80

Used condo prices by layout in Niigata

Sales from 2023–2025.

Layout	Median used condo price	Typical size	Sales
3LDK	¥20.0M	70 m²	257
2LDK	¥17.0M	60 m²	149
1K	¥2.1M	20 m²	74
4LDK	¥22.0M	85 m²	57
1LDK	¥14.0M	45 m²	41
1DK	¥3.5M	30 m²	41
2DK	¥5.7M	45 m²	38

How much does an apartment cost in Niigata?

The median used condo (mansion) in Niigata sold for ¥16.0M in 2025, about ¥238k/m², based on 271 recorded sales.

How much does a house cost in Niigata?

The median house sale, including the land, was ¥12.0M in 2025 across 1993 sales.

Are property prices in Niigata going up?

Over the five years to 2025, condo prices per m² changed +27.2% and residential land prices changed +7.7%.

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.