Saga Housing Market 2026: Rising Land, Low Earthquake Risk
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,293
In short
- 1Land is rising
On the government's fixed benchmark sites, Saga's residential land rose 2.8% in the past year and about 10% over five years, and it is only 16% below its 1991 level.
- 2Condos are slowing
Condo prices per m² rose only about 1.1% a year over the last five years, and Saga City's are roughly flat.
- 3Low earthquake risk, flood-prone plain
Saga has one of the lowest earthquake probabilities in Japan (about 5% for 6-lower shaking in 30 years).
The answers, compared
What does a home cost?
¥18.0M
median used condo · ¥225k/m²
60% below the Japan median
35 of 47 prefectures, highest first
Are prices rising?
+5.0%
over 5 years
Slower than Japan (+33.4%)
37 of 47 prefectures, highest first
Can local earners afford it?
5.6× income
median price ÷ average taxable income
Easier than Japan (6.6×)
17 of 47 prefectures, highest first
Rent or buy?
32years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
23 of 47 prefectures, highest first
Are people moving in?
-3.7%
population, 2020–25
Shrinking faster than Japan (-2.5%)
18 of 47 prefectures, highest first
How risky is it?
5%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
47 of 47 prefectures, highest first
Rent in Saga
The average private rental costs ¥52k a month (2023), +4.9% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | SagaJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥40k vs 2018 +1.8% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥50k vs 2018 +8.1% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥57k vs 2018 +6.1% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥59k vs 2018 +0.9% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥55k vs 2018 +4.3% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥56k vs 2018 +6.5% · Japan: ¥91k |
- Rent per m²
- ¥1,171
- median, per month · Japan: ¥1,598
- The median used condo (¥18.0M, 75 m²) costs about 26 years of average rent for a similar-sized home (¥59k 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. 70,800 rented homes.
Land is rising
On the government's fixed benchmark sites, Saga's residential land rose 2.8% in the past year and about 10% over five years, and it is only 16% below its 1991 level. The biggest residential rises were in Kiyama (about 6%) and Saga City (about 4%), with Tosu close behind; Kiyama and Tosu are commuter and logistics towns on the Fukuoka border, where demand from Fukuoka spills over.
Condos are slowing
Condo prices per m² rose only about 1.1% a year over the last five years, and Saga City's are roughly flat. Condo sales are few and transactions overall fell about 18% in three years.
Population
Saga's population fell 3.7% between 2020 and 2025, but households grew 2.2%. 7.7% of homes are abandoned.
Low earthquake risk, flood-prone plain
Saga has one of the lowest earthquake probabilities in Japan (about 5% for 6-lower shaking in 30 years). Its main hazard is flooding on the very flat Saga Plain: about 57% of benchmark sites are in a worst-case flood zone, and the area flooded badly in 2019 and 2021, though few sites face deep flooding.
Living in Saga: people, homes and risks
- Population 2025
- 781,214
- -3.7% since 2020
- Japan: -2.5%
- Net moves in 2025
- -1,151
- -1.47 per 1,000 residents
- Vacant homes (2023)
- 14.5%
- 7.7% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥47k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 5.1%
- 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
- 1.4%
- 11,175 registered residents in 2024
- Japan: 3.0%
- Clinics
- 7.9
- per 10,000 residents; 100 hospitals, 413 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥31k/m²
- +2.8% in a year · +9.9% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 56.9%
- of 130 benchmark sites in a worst-case flood zone (2.3% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 3.1%
- of 130 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 0.8%
- of 130 benchmark sites in a landslide warning area
- Japan: 2.6%
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 Saga
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
¥9.2M
¥142k/m²
- Otakara, Saga City
- Saga · 16 min walk
- 3LDK · 65 m²
- Built 1991 (34 yrs)
¥18.0M
¥212k/m²
- Kononishi, Saga City
- Saga · 16 min walk
- 4LDK · 85 m²
- Built 1998 (27 yrs)
¥29.0M
¥414k/m²
- Nakanokoji, Saga City
- Saga · 21 min walk
- 3LDK · 70 m²
- Built 2019 (7 yrs) · RC
House
¥5.0M
¥34k/m²
- Yobukochoyobuko, Karatsu City
- Nishi Karatsu
- Land 230 m² · floor 145 m²
- Built 1988 (38 yrs) · Wood
¥18.0M
¥189k/m²
- Hikari, Saga City
- Saga
- Land 125 m² · floor 95 m²
- Built 2025 (1 yrs) · Wood
¥33.0M
¥388k/m²
- Otakara, Saga City
- Saga · 24 min walk
- Land 145 m² · floor 85 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥15.0M | ¥13.0M |
| 2008 | ¥11.0M | ¥13.0M |
| 2009 | ¥13.0M | ¥11.5M |
| 2010 | ¥8.6M | ¥12.0M |
| 2011 | ¥13.0M | ¥11.0M |
| 2012 | ¥11.0M | ¥13.0M |
| 2013 | ¥12.0M | ¥12.0M |
| 2014 | ¥11.0M | ¥13.0M |
| 2015 | ¥12.0M | ¥13.0M |
| 2016 | ¥13.0M | ¥14.0M |
| 2017 | ¥11.0M | ¥14.0M |
| 2018 | ¥13.0M | ¥15.0M |
| 2019 | ¥14.0M | ¥15.0M |
| 2020 | ¥17.0M | ¥15.5M |
| 2021 | ¥15.0M | ¥16.0M |
| 2022 | ¥12.0M | ¥16.0M |
| 2023 | ¥17.0M | ¥16.0M |
| 2024 | ¥15.0M | ¥15.0M |
| 2025 | ¥18.0M | ¥17.0M |
| 2026 (partial) | – | ¥17.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥175k/m² | ¥94k/m² | ¥27k/m² |
| 2008 | ¥152k/m² | ¥95k/m² | ¥25k/m² |
| 2009 | ¥163k/m² | ¥88k/m² | ¥24k/m² |
| 2010 | ¥119k/m² | ¥87k/m² | ¥21k/m² |
| 2011 | ¥165k/m² | ¥87k/m² | ¥23k/m² |
| 2012 | ¥157k/m² | ¥96k/m² | ¥20k/m² |
| 2013 | ¥160k/m² | ¥93k/m² | ¥21k/m² |
| 2014 | ¥165k/m² | ¥95k/m² | ¥21k/m² |
| 2015 | ¥176k/m² | ¥97k/m² | ¥21k/m² |
| 2016 | ¥180k/m² | ¥94k/m² | ¥19k/m² |
| 2017 | ¥165k/m² | ¥101k/m² | ¥21k/m² |
| 2018 | ¥173k/m² | ¥106k/m² | ¥19k/m² |
| 2019 | ¥188k/m² | ¥105k/m² | ¥22k/m² |
| 2020 | ¥214k/m² | ¥118k/m² | ¥21k/m² |
| 2021 | ¥211k/m² | ¥117k/m² | ¥19k/m² |
| 2022 | ¥176k/m² | ¥122k/m² | ¥21k/m² |
| 2023 | ¥225k/m² | ¥113k/m² | ¥22k/m² |
| 2024 | ¥200k/m² | ¥121k/m² | ¥24k/m² |
| 2025 | ¥225k/m² | ¥118k/m² | ¥24k/m² |
| 2026 (partial) | – | ¥125k/m² | ¥28k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥252k/m² |
| 1 | – | ¥248k/m² |
| 2 | – | ¥308k/m² |
| 3 | – | ¥236k/m² |
| 4 | – | ¥250k/m² |
| 5 | – | ¥215k/m² |
| 6 | – | ¥225k/m² |
| 7 | – | ¥230k/m² |
| 8 | – | ¥185k/m² |
| 9 | – | ¥200k/m² |
| 10 | – | ¥196k/m² |
| 11 | – | ¥198k/m² |
| 12 | – | ¥192k/m² |
| 13 | – | ¥138k/m² |
| 14 | – | ¥163k/m² |
| 15 | – | ¥161k/m² |
| 16 | ¥264k/m² | ¥141k/m² |
| 17 | – | ¥142k/m² |
| 18 | ¥257k/m² | ¥130k/m² |
| 19 | – | ¥133k/m² |
| 20 | – | ¥136k/m² |
| 21 | ¥187k/m² | ¥117k/m² |
| 22 | – | ¥96k/m² |
| 23 | ¥168k/m² | ¥90k/m² |
| 24 | ¥207k/m² | ¥100k/m² |
| 25 | ¥185k/m² | ¥108k/m² |
| 26 | – | ¥100k/m² |
| 27 | – | ¥76k/m² |
| 28 | – | ¥87k/m² |
| 29 | – | ¥78k/m² |
| 30 | – | ¥104k/m² |
| 31 | – | ¥83k/m² |
| 32 | – | ¥82k/m² |
| 33 | ¥147k/m² | ¥82k/m² |
| 34 | ¥119k/m² | ¥73k/m² |
| 35 | – | ¥78k/m² |
| 36 | – | ¥68k/m² |
| 37 | – | ¥74k/m² |
| 38 | – | ¥79k/m² |
| 39 | – | ¥55k/m² |
| 40 | – | ¥71k/m² |
| 41 | – | ¥72k/m² |
| 42 | – | ¥62k/m² |
| 43 | – | ¥48k/m² |
| 44 | – | ¥52k/m² |
| 45 | – | ¥53k/m² |
| 46 | – | ¥58k/m² |
| 47 | – | ¥47k/m² |
| 48 | – | ¥59k/m² |
| 49 | – | ¥58k/m² |
| 50 | – | ¥49k/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 |
|---|---|---|
| 2008 | ¥133k/m² | – |
| 2009 | ¥125k/m² | – |
| 2010 | ¥113k/m² | – |
| 2011 | ¥157k/m² | – |
| 2012 | ¥120k/m² | – |
| 2013 | ¥138k/m² | ¥212k/m² |
| 2014 | ¥126k/m² | – |
| 2015 | ¥156k/m² | – |
| 2016 | ¥145k/m² | ¥235k/m² |
| 2017 | ¥143k/m² | – |
| 2018 | ¥140k/m² | – |
| 2019 | ¥128k/m² | – |
| 2020 | – | ¥221k/m² |
| 2021 | ¥163k/m² | – |
| 2022 | ¥144k/m² | – |
| 2023 | ¥156k/m² | – |
| 2024 | ¥167k/m² | – |
| 2025 | ¥158k/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 |
|---|---|---|---|---|
| 2007 | ¥59k/m² | ¥97k/m² | ¥237k/m² | – |
| 2008 | ¥65k/m² | ¥96k/m² | ¥224k/m² | – |
| 2009 | ¥61k/m² | ¥89k/m² | ¥212k/m² | – |
| 2010 | ¥53k/m² | ¥83k/m² | ¥208k/m² | – |
| 2011 | ¥69k/m² | ¥75k/m² | ¥154k/m² | ¥224k/m² |
| 2012 | ¥65k/m² | ¥85k/m² | ¥160k/m² | ¥230k/m² |
| 2013 | ¥69k/m² | ¥80k/m² | ¥139k/m² | ¥211k/m² |
| 2014 | ¥65k/m² | ¥94k/m² | ¥145k/m² | ¥200k/m² |
| 2015 | ¥58k/m² | ¥95k/m² | ¥153k/m² | ¥209k/m² |
| 2016 | ¥54k/m² | ¥89k/m² | ¥165k/m² | ¥213k/m² |
| 2017 | ¥67k/m² | ¥83k/m² | ¥136k/m² | ¥238k/m² |
| 2018 | ¥50k/m² | ¥83k/m² | ¥135k/m² | ¥225k/m² |
| 2019 | ¥64k/m² | ¥80k/m² | ¥149k/m² | ¥221k/m² |
| 2020 | ¥63k/m² | ¥77k/m² | ¥133k/m² | ¥233k/m² |
| 2021 | ¥60k/m² | ¥80k/m² | ¥140k/m² | ¥236k/m² |
| 2022 | ¥51k/m² | ¥84k/m² | ¥142k/m² | ¥221k/m² |
| 2023 | ¥51k/m² | ¥80k/m² | ¥130k/m² | ¥197k/m² |
| 2024 | ¥51k/m² | ¥85k/m² | ¥129k/m² | ¥220k/m² |
| 2025 | ¥57k/m² | ¥80k/m² | ¥152k/m² | ¥191k/m² |
| 2026 (partial) | ¥55k/m² | ¥91k/m² | – | – |
Prices by area in Saga
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 |
|---|---|---|---|---|---|
| Saga City | ¥219k/m² | ¥18.0M | ¥20.0M | ¥33k/m² | +2.6% |
| Kiyama Town, Miyaki County | – | – | ¥25.0M | – | – |
| Tosu City | – | – | ¥25.0M | ¥48k/m² | – |
| Takeo City | – | – | ¥22.0M | ¥39k/m² | – |
| Karatsu City | – | – | ¥16.0M | ¥23k/m² | – |
| Miyaki Town, Miyaki County | – | – | ¥11.0M | ¥15k/m² | – |
| Imari City | – | – | ¥9.5M | ¥21k/m² | – |
| Ogi City | – | – | ¥13.0M | ¥21k/m² | – |
| Ureshino City | – | – | – | ¥11k/m² | – |
| Kanzaki City | – | – | – | ¥17k/m² | – |
| Yoshinogari Town, Kanzaki County | – | – | – | ¥8k/m² | – |
Prices near train stations in Saga
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 |
|---|---|---|---|---|---|
| Saga (佐賀) | ¥16.5M | ¥220k/m² | ¥18.0M | 19 | 652 |
| Tosu (鳥栖) | – | – | ¥23.0M | 18 | 109 |
| Karatsu (唐津) | ¥18.0M | ¥238k/m² | ¥20.0M | 12 | 97 |
| Ogi(Saga/JR) (小城) | – | – | ¥14.5M | 18 | 76 |
| Yoshinogarikoen (吉野ケ里公園) | – | – | ¥22.0M | 24 | 73 |
| Takeo Onsen (武雄温泉) | – | – | ¥23.0M | 15 | 67 |
| Nakabaru (中原) | – | – | ¥18.5M | 12 | 66 |
| Nishi Karatsu (西唐津) | – | – | ¥5.5M | 13 | 54 |
| Imari (伊万里) | – | – | ¥12.5M | 18 | 54 |
| Kiyama(Saga) (基山) | – | – | ¥27.5M | 14 | 50 |
| Ureshino Onsen (嬉野温泉) | – | – | ¥5.0M | 20 | 40 |
| Hizen Kashima (肥前鹿島) | – | – | ¥7.0M | 14 | 40 |
| Kanzaki(Saga) (神埼) | – | – | ¥18.0M | 18 | 39 |
| Higashi Karatsu (東唐津) | – | – | ¥17.5M | 20 | 38 |
| Tashiro (田代) | – | – | ¥28.0M | 12 | 37 |
Used condo prices by layout in Saga
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥18.0M | 70 m² | 82 |
| 4LDK | ¥17.0M | 90 m² | 45 |
| 2LDK | ¥15.5M | 70 m² | 20 |
How much does an apartment cost in Saga?
The median used condo (mansion) in Saga sold for ¥18.0M in 2025, about ¥225k/m², based on 60 recorded sales.
How much does a house cost in Saga?
The median house sale, including the land, was ¥17.0M in 2025 across 608 sales.
Are property prices in Saga going up?
Over the five years to 2025, condo prices per m² changed +5.0% and residential land prices changed +14.3%.
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.