Iwatsuki Ward, Saitama City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 226
In short
- 1Steady, predictable growth
House prices per m² have climbed about 1.4% a year, roughly in line with the previous five years.
- 2Moving with Saitama
Per m², houses here are 11% below the Saitama average.
- 3Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 19% more per m² than those 16–29 minutes away.
- 4A family market
73% of recent condo sales have three or more bedrooms.
The answers, compared
What does a home cost?
¥8.9M
median used condo · ¥170k/m²
59% below the Saitama median
34 of 37 areas in Saitama, highest first
Are prices rising?
+7.7%
over 5 years
Slower than Saitama (+32.2%)
38 of 55 areas in Saitama, highest first
Can local earners afford it?
2.0× income
median price ÷ average taxable income
Easier than Saitama (6.4×)
56 of 61 areas in Saitama, highest first
Rent or buy?
14years of rent
median price ÷ a year of median rent
Shorter than Saitama (34)
56 of 61 areas in Saitama, highest first
Are people moving in?
-1.2%
population, 2020–25
Shrinking faster than Saitama (-0.8%)
31 of 63 areas in Saitama, highest first
How risky is it?
40%
chance of strong shaking (6-lower+) in 30 years
Lower than Saitama (52%)
39 of 63 areas in Saitama, highest first
Rent in Iwatsuki Ward, Saitama City
The average private rental costs ¥59k a month (2023), -0.9% since 2018. Saitama: ¥66k
| Floor area | Typical layout | Average rent / month | Iwatsuki Ward, Saitama CitySaitama |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥47k vs 2018 +1.6% · Saitama: ¥52k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥54k vs 2018 -0.0% · Saitama: ¥63k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥67k vs 2018 -0.7% · Saitama: ¥78k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥87k vs 2018 +14.3% · Saitama: ¥89k |
- Rent per m²
- ¥1,397
- median, per month · Saitama: ¥1,682
- The median used condo (¥8.9M, 58 m²) costs about 11 years of average rent for a similar-sized home (¥67k 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. 9,250 rented homes.
What the data says
Steady, predictable growth
House prices per m² have climbed about 1.4% a year, roughly in line with the previous five years. There is no sign of overheating or a sudden slowdown.
Moving with Saitama
Per m², houses here are 11% below the Saitama average. That position has barely changed in ten years, so it moves with the wider market.
Being near a station is worth a lot
Condos within a 5-minute walk of a station sell for about 19% more per m² than those 16–29 minutes away. The penalty for a longer walk is mild, so it is worth widening your search radius.
A family market
73% of recent condo sales have three or more bedrooms. Demand comes mainly from owner-occupier families, which tends to make prices steadier but rental yields lower.
Sales are thinning out
Transactions are down about 13% on the previous three years. Fewer sales mean less choice and slower resale, so allow more time to sell later.
What a typical purchase costs
Half of all house sales last year were between ¥17.0M and ¥39.0M. Listings outside that range are either unusual properties or worth a closer look.
A shrinking population
The population fell 1.2% between 2020 and 2025 (−0.8% for the wider area). More people moved in than out in 2025, a net gain of about 2.8 per 1,000 residents, so demand for homes is being topped up by newcomers. Households still grew 2.9% as people live in smaller households, which supports demand for smaller homes even as the population shrinks.
Typical vacancy
9.2% of homes were empty in 2023 (9.3% for the wider area), and 4% 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 40% chance of shaking of intensity 6-lower or stronger in the next 30 years (52% for the wider area). Post-1981 buildings are designed for this level of shaking, but check ground conditions and insurance.
Local incomes are above average
Taxpayers in the city as a whole reported an average taxable income of ¥4.5m in 2023 (¥3.9m for the wider area). That is +17% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Official land prices are edging up
On the government's fixed benchmark sites, which are valued the same way every year, residential land prices changed +2% in the year to January 2026 and +9% over five years. They are still 64% 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, 39% 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 Iwatsuki Ward, Saitama City: people, homes and risks
- Population 2025
- 110,514
- -1.2% since 2020
- Saitama: -0.8%
- Net moves in 2025
- +305
- +2.76 per 1,000 residents
- Saitama: +3.08
- Vacant homes (2023)
- 9.2%
- 4.0% empty and not for rent or sale
- Saitama: 9.3%
- Median rent (2023)
- ¥54k
- per month, all rented homes
- Saitama: ¥62k
- Strong earthquake risk
- 39.8%
- chance of shaking of intensity 6-lower or more within 30 years
- Saitama: 52.1%
- Average income per taxpayer
- ¥4.5M
- taxable income in 2023, citywide figure
- Saitama: ¥3.9M
- Daytime population
- 102
- people here by day per 100 residents (2020 census)
- Foreign residents
- 2.8%
- 3,156 registered residents in 2024
- Saitama: 3.5%
- Clinics
- 5.0
- per 10,000 residents; 6 hospitals, 46 dental clinics (2020)
- Saitama: 6.1
- Official land price 2026
- ¥93k/m²
- +1.5% in a year · +8.8% in 5 years
- Saitama: ¥122k/m²
- Flood exposure
- 38.9%
- of 18 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Saitama: 45.4%
- Landslide exposure
- 0.0%
- of 18 benchmark sites in a landslide warning area
- Saitama: 0.2%
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 Iwatsuki Ward, Saitama 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
¥5.5M
¥100k/m²
- Namiki
- Iwatsuki(Saitama) · 19 min walk
- 2LDK · 55 m²
- Built 1982 (43 yrs) · SRC
¥9.5M
¥190k/m²
- Higashiiwatsuki
- Higashi Iwatsuki · 6 min walk
- 1LDK · 50 m²
- Built 1971 (55 yrs) · RC
¥20.0M
¥364k/m²
- Kakura
- Iwatsuki(Saitama) · 6 min walk
- 2LDK · 55 m²
- Built 1991 (35 yrs) · RC
House
¥8.4M
¥65k/m²
- Ueno
- Higashi Iwatsuki · 23 min walk
- Land 120 m² · floor 130 m²
- Built 1988 (38 yrs) · Wood
¥25.0M
¥313k/m²
- Kakura
- Iwatsuki(Saitama) · 18 min walk
- Land 100 m² · floor 80 m²
- Built 2025 (1 yrs) · Wood
¥37.0M
¥370k/m²
- Higashicho
- Iwatsuki(Saitama) · 14 min walk
- Land 125 m² · floor 100 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2006 | – | ¥24.5M |
| 2007 | – | ¥22.0M |
| 2008 | – | ¥22.5M |
| 2009 | ¥28.0M | ¥22.5M |
| 2010 | – | ¥21.0M |
| 2011 | – | ¥24.0M |
| 2012 | – | ¥19.0M |
| 2013 | – | ¥22.0M |
| 2014 | ¥7.8M | ¥22.0M |
| 2015 | – | ¥22.0M |
| 2016 | ¥9.0M | ¥23.0M |
| 2017 | – | ¥29.0M |
| 2018 | – | ¥27.5M |
| 2019 | – | ¥22.5M |
| 2020 | ¥9.0M | ¥26.0M |
| 2021 | ¥10.5M | ¥28.5M |
| 2022 | ¥8.2M | ¥29.0M |
| 2023 | ¥24.5M | ¥29.0M |
| 2024 | ¥16.5M | ¥25.0M |
| 2025 | ¥8.9M | ¥30.0M |
| 2026 (partial) | – | ¥21.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2006 | – | ¥237k/m² | ¥73k/m² |
| 2007 | – | ¥220k/m² | ¥83k/m² |
| 2008 | – | ¥215k/m² | ¥58k/m² |
| 2009 | ¥360k/m² | ¥211k/m² | ¥55k/m² |
| 2010 | – | ¥170k/m² | ¥84k/m² |
| 2011 | – | ¥185k/m² | ¥78k/m² |
| 2012 | – | ¥159k/m² | ¥73k/m² |
| 2013 | – | ¥200k/m² | ¥75k/m² |
| 2014 | ¥114k/m² | ¥219k/m² | ¥69k/m² |
| 2015 | – | ¥210k/m² | ¥78k/m² |
| 2016 | ¥150k/m² | ¥230k/m² | ¥87k/m² |
| 2017 | – | ¥276k/m² | ¥94k/m² |
| 2018 | – | ¥253k/m² | ¥71k/m² |
| 2019 | – | ¥220k/m² | ¥81k/m² |
| 2020 | ¥158k/m² | ¥248k/m² | ¥83k/m² |
| 2021 | ¥175k/m² | ¥282k/m² | ¥81k/m² |
| 2022 | ¥137k/m² | ¥284k/m² | ¥74k/m² |
| 2023 | ¥319k/m² | ¥290k/m² | ¥100k/m² |
| 2024 | ¥286k/m² | ¥236k/m² | ¥67k/m² |
| 2025 | ¥170k/m² | ¥267k/m² | ¥55k/m² |
| 2026 (partial) | – | ¥163k/m² | – |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥333k/m² |
| 1 | – | ¥305k/m² |
| 10 | – | ¥233k/m² |
| 31 | – | ¥137k/m² |
| 32 | – | ¥128k/m² |
| 34 | – | ¥136k/m² |
| 36 | – | ¥154k/m² |
| 41 | – | ¥114k/m² |
| 50 | ¥89k/m² | ¥69k/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 | ¥150k/m² | ¥283k/m² | – |
| 2007 | ¥164k/m² | ¥283k/m² | – |
| 2008 | ¥125k/m² | ¥260k/m² | – |
| 2009 | ¥136k/m² | ¥275k/m² | – |
| 2010 | ¥123k/m² | ¥296k/m² | – |
| 2011 | ¥130k/m² | – | ¥285k/m² |
| 2012 | ¥130k/m² | – | ¥251k/m² |
| 2013 | ¥124k/m² | – | ¥248k/m² |
| 2014 | ¥141k/m² | – | ¥230k/m² |
| 2015 | ¥111k/m² | – | ¥221k/m² |
| 2016 | ¥106k/m² | – | ¥273k/m² |
| 2017 | – | – | ¥305k/m² |
| 2018 | ¥102k/m² | – | ¥305k/m² |
| 2019 | – | – | ¥248k/m² |
| 2020 | – | – | ¥267k/m² |
| 2021 | ¥137k/m² | – | ¥281k/m² |
| 2022 | ¥169k/m² | – | – |
| 2023 | ¥116k/m² | – | – |
| 2025 | ¥153k/m² | – | – |
Prices near train stations in Iwatsuki Ward, Saitama 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) |
|---|---|---|---|---|---|---|
| Iwatsuki(Saitama) (岩槻) | ¥14.5M | ¥215k/m² | ¥29.0M | 15 | 232 | 34,228-7% vs 2019 |
| Higashi Iwatsuki (東岩槻) | ¥4.9M | ¥98k/m² | ¥29.0M | 15 | 92 | 19,197-6% vs 2019 |
| Urawa Misono (浦和美園) | ¥43.5M | ¥637k/m² | ¥53.0M | 17 | 41 | 23,000+2% vs 2019 |
| Toyoharu (豊春) | – | – | ¥9.0M | 18 | 25 | 11,536-14% vs 2019 |
Used condo prices by layout in Iwatsuki Ward, Saitama City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥28.0M | 67.5 m² | 38 |
| 2LDK | ¥8.3M | 52.5 m² | 12 |
How much does an apartment cost in Iwatsuki Ward, Saitama City?
The median used condo (mansion) in Iwatsuki Ward, Saitama City sold for ¥8.9M in 2025, about ¥170k/m², based on 22 recorded sales.
How much does a house cost in Iwatsuki Ward, Saitama City?
The median house sale, including the land, was ¥30.0M in 2025 across 124 sales.
Are property prices in Iwatsuki Ward, Saitama City going up?
Over the five years to 2025, condo prices per m² changed +7.7% and residential land prices changed -34.3%.
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.