Kawaguchi Housing Market 2026: Tokyo's Doorstep, With Flood Risk
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,293
In short
- 1Busy and affordable
Kawaguchi, just across the Arakawa river from Tokyo, had about 1,300 recorded sales in 2025.
- 2Station distance matters a lot
Kawaguchi and Nishi-Kawaguchi stations, one stop from Tokyo's Akabane and about 20 minutes from Ueno on the Keihin-Tohoku line, sell condos at about ¥0.64M per m².
- 3Flood and earthquake risk
About 82% of benchmark sites are in the worst-case flood zone, and about 42% in zones of 3 m or deeper, in the lowlands along the Arakawa and Shiba rivers.
The answers, compared
What does a home cost?
¥28.0M
median used condo · ¥600k/m²
44% above the Saitama median
4 of 37 areas in Saitama, highest first
Are prices rising?
+40.6%
over 5 years
Faster than Saitama (+32.2%)
7 of 55 areas in Saitama, highest first
Can local earners afford it?
7.1× income
median price ÷ average taxable income
Harder than Saitama (6.4×)
11 of 61 areas in Saitama, highest first
Rent or buy?
33years of rent
median price ÷ a year of median rent
In line with Saitama (34)
18 of 61 areas in Saitama, highest first
Are people moving in?
-0.4%
population, 2020–25
Shrinking slower than Saitama (-0.8%)
20 of 63 areas in Saitama, highest first
How risky is it?
79%
chance of strong shaking (6-lower+) in 30 years
Higher than Saitama (52%)
6 of 63 areas in Saitama, highest first
Rent in Kawaguchi City
The average private rental costs ¥72k a month (2023), +0.6% since 2018. Saitama: ¥66k
| Floor area | Typical layout | Average rent / month | Kawaguchi CitySaitama |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥58k vs 2018 +4.7% · Saitama: ¥52k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥71k vs 2018 -0.0% · Saitama: ¥63k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥88k vs 2018 -1.6% · Saitama: ¥78k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥106k vs 2018 +16.0% · Saitama: ¥89k | |
| 100–149 m² mostly houses | mostly houses | ¥94k vs 2018 +2.3% · Saitama: ¥81k | |
| 150 m² + mostly houses | mostly houses | ¥83k vs 2018 +24.7% · Saitama: ¥80k |
- Rent per m²
- ¥1,955
- median, per month · Saitama: ¥1,682
- The median used condo (¥28.0M, 60 m²) costs about 26 years of average rent for a similar-sized home (¥88k 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. 90,140 rented homes.
Busy and affordable
Kawaguchi, just across the Arakawa river from Tokyo, had about 1,300 recorded sales in 2025. Condos cost about ¥0.60M per m², the highest of any city in Saitama outside Saitama City and about 1.4 times the Saitama average. The median condo sold for about ¥28M. Prices per m² rose about 6.3% a year over the past five years, twice the pace of the five years before.
Family homes
The most traded home is a 65 m² 3LDK at about ¥35M, and half of condo sales are family-sized. About 560 houses sold in 2025, at a median of about ¥39M.
Station distance matters a lot
Kawaguchi and Nishi-Kawaguchi stations, one stop from Tokyo's Akabane and about 20 minutes from Ueno on the Keihin-Tohoku line, sell condos at about ¥0.64M per m². Higashi-Urawa and Warabi-side homes, often 18–20 minutes' walk, sell at about ¥0.27–0.38M. Condos within 5 minutes of a station sell for about 64% more per m² than those 11–15 minutes away.
Population flat
Population fell 0.4% between 2020 and 2025, though households grew 3%. A median condo costs about 33 years of median rent, the Saitama average.
Flood and earthquake risk
About 82% of benchmark sites are in the worst-case flood zone, and about 42% in zones of 3 m or deeper, in the lowlands along the Arakawa and Shiba rivers. Earthquake probability is high, about 79% for 6-lower in 30 years. The Kawaguchi Station area is an Urgent Urban Renewal Area.
Living in Kawaguchi City: people, homes and risks
- Population 2025
- 592,007
- -0.4% since 2020
- Saitama: -0.8%
- Net moves in 2025
- +545
- +0.92 per 1,000 residents
- Saitama: +3.08
- Vacant homes (2023)
- 8.2%
- 1.0% empty and not for rent or sale
- Saitama: 9.3%
- Median rent (2023)
- ¥70k
- per month, all rented homes
- Saitama: ¥62k
- Strong earthquake risk
- 78.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Saitama: 52.1%
- Average income per taxpayer
- ¥4.0M
- taxable income in 2023
- Saitama: ¥3.9M
- Daytime population
- 83
- people here by day per 100 residents (2020 census)
- Foreign residents
- 7.9%
- 48,161 registered residents in 2024
- Saitama: 3.5%
- Clinics
- 5.6
- per 10,000 residents; 20 hospitals, 281 dental clinics (2020)
- Saitama: 6.1
- Official land price 2026
- ¥250k/m²
- +4.4% in a year · +22.9% in 5 years
- Saitama: ¥122k/m²
- Flood exposure
- 81.6%
- of 103 benchmark sites in a worst-case flood zone (41.7% 3 m or deeper)
- Saitama: 45.4%
- Landslide exposure
- 0.0%
- of 103 benchmark sites in a landslide warning area
- Saitama: 0.2%
Urban renewal zones
Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.
- Kawaguchi Station area · 68 ha · designated 2004
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 Kawaguchi 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
¥18.0M
¥277k/m²
- Kamiaoki
- Nishi Kawaguchi
- 2LDK · 65 m²
- Built 1990 (36 yrs) · RC
¥29.0M
¥1.2M/m²
- Iizuka
- Kawaguchi · 10 min walk
- 1K · 25 m²
- Built 2025 (1 yrs) · RC
¥43.0M
¥573k/m²
- Suehiro
- Kawaguchi Motogo · 10 min walk
- 2LDK · 75 m²
- Built 2003 (23 yrs) · SRC
House
¥25.0M
¥263k/m²
- Oaza Angyokitaya
- Kawaguchi
- Land 120 m² · floor 95 m²
- Built 2009 (17 yrs) · Wood
¥39.0M
¥390k/m²
- Minami Hatogaya
- Minami Hatogaya · 15 min walk
- Land 110 m² · floor 100 m²
- Built 2026 (0 yrs) · Wood
¥55.0M
¥579k/m²
- Oaza Koyaba
- Minami Urawa · 14 min walk
- Land 90 m² · floor 95 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥19.0M | ¥32.0M |
| 2008 | ¥20.5M | ¥32.0M |
| 2009 | ¥19.0M | ¥30.0M |
| 2010 | ¥20.0M | ¥31.0M |
| 2011 | ¥20.5M | ¥30.0M |
| 2012 | ¥21.0M | ¥29.0M |
| 2013 | ¥20.0M | ¥28.0M |
| 2014 | ¥24.0M | ¥27.0M |
| 2015 | ¥20.0M | ¥31.0M |
| 2016 | ¥20.0M | ¥31.0M |
| 2017 | ¥23.0M | ¥32.0M |
| 2018 | ¥23.0M | ¥33.0M |
| 2019 | ¥22.0M | ¥33.0M |
| 2020 | ¥23.0M | ¥33.5M |
| 2021 | ¥24.0M | ¥37.0M |
| 2022 | ¥25.0M | ¥38.5M |
| 2023 | ¥28.0M | ¥39.0M |
| 2024 | ¥26.0M | ¥38.0M |
| 2025 | ¥28.0M | ¥39.0M |
| 2026 (partial) | ¥27.0M | ¥36.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥339k/m² | ¥320k/m² | ¥200k/m² |
| 2008 | ¥347k/m² | ¥314k/m² | ¥200k/m² |
| 2009 | ¥315k/m² | ¥300k/m² | ¥180k/m² |
| 2010 | ¥333k/m² | ¥300k/m² | ¥170k/m² |
| 2011 | ¥348k/m² | ¥295k/m² | ¥180k/m² |
| 2012 | ¥329k/m² | ¥286k/m² | ¥160k/m² |
| 2013 | ¥327k/m² | ¥270k/m² | ¥160k/m² |
| 2014 | ¥368k/m² | ¥260k/m² | ¥160k/m² |
| 2015 | ¥338k/m² | ¥276k/m² | ¥160k/m² |
| 2016 | ¥364k/m² | ¥295k/m² | ¥170k/m² |
| 2017 | ¥386k/m² | ¥305k/m² | ¥180k/m² |
| 2018 | ¥383k/m² | ¥321k/m² | ¥180k/m² |
| 2019 | ¥400k/m² | ¥314k/m² | ¥190k/m² |
| 2020 | ¥427k/m² | ¥330k/m² | ¥180k/m² |
| 2021 | ¥437k/m² | ¥360k/m² | ¥180k/m² |
| 2022 | ¥507k/m² | ¥370k/m² | ¥210k/m² |
| 2023 | ¥527k/m² | ¥363k/m² | ¥210k/m² |
| 2024 | ¥520k/m² | ¥350k/m² | ¥225k/m² |
| 2025 | ¥600k/m² | ¥370k/m² | ¥230k/m² |
| 2026 (partial) | ¥533k/m² | ¥330k/m² | ¥210k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥422k/m² |
| 1 | ¥1.2M/m² | ¥400k/m² |
| 2 | ¥800k/m² | ¥365k/m² |
| 3 | ¥971k/m² | ¥419k/m² |
| 4 | ¥870k/m² | ¥429k/m² |
| 5 | ¥833k/m² | ¥433k/m² |
| 6 | ¥880k/m² | ¥344k/m² |
| 7 | ¥685k/m² | ¥324k/m² |
| 8 | ¥850k/m² | ¥338k/m² |
| 9 | ¥786k/m² | ¥363k/m² |
| 10 | ¥806k/m² | ¥295k/m² |
| 11 | ¥748k/m² | ¥378k/m² |
| 12 | ¥683k/m² | ¥376k/m² |
| 13 | ¥571k/m² | ¥305k/m² |
| 14 | ¥514k/m² | ¥317k/m² |
| 15 | ¥616k/m² | ¥316k/m² |
| 16 | ¥692k/m² | ¥242k/m² |
| 17 | ¥600k/m² | ¥287k/m² |
| 18 | ¥582k/m² | ¥267k/m² |
| 19 | ¥523k/m² | ¥282k/m² |
| 20 | ¥510k/m² | ¥260k/m² |
| 21 | ¥533k/m² | ¥286k/m² |
| 22 | ¥490k/m² | ¥263k/m² |
| 23 | ¥486k/m² | ¥273k/m² |
| 24 | ¥517k/m² | ¥244k/m² |
| 25 | ¥545k/m² | ¥211k/m² |
| 26 | ¥495k/m² | ¥267k/m² |
| 27 | ¥500k/m² | ¥238k/m² |
| 28 | ¥382k/m² | ¥214k/m² |
| 29 | ¥494k/m² | ¥254k/m² |
| 30 | ¥471k/m² | ¥211k/m² |
| 31 | ¥547k/m² | ¥200k/m² |
| 32 | ¥379k/m² | ¥224k/m² |
| 33 | ¥381k/m² | ¥273k/m² |
| 34 | ¥418k/m² | ¥271k/m² |
| 35 | ¥400k/m² | ¥191k/m² |
| 36 | ¥383k/m² | ¥221k/m² |
| 37 | ¥415k/m² | ¥267k/m² |
| 38 | ¥448k/m² | ¥232k/m² |
| 39 | ¥453k/m² | ¥204k/m² |
| 40 | ¥309k/m² | ¥180k/m² |
| 41 | ¥300k/m² | ¥191k/m² |
| 42 | ¥325k/m² | ¥147k/m² |
| 43 | ¥317k/m² | ¥198k/m² |
| 44 | ¥363k/m² | ¥149k/m² |
| 45 | ¥291k/m² | ¥146k/m² |
| 46 | ¥327k/m² | ¥152k/m² |
| 47 | ¥271k/m² | ¥218k/m² |
| 48 | ¥345k/m² | ¥205k/m² |
| 49 | ¥309k/m² | ¥182k/m² |
| 50 | ¥255k/m² | ¥173k/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 | ¥192k/m² | ¥297k/m² | ¥480k/m² | – |
| 2008 | ¥186k/m² | ¥300k/m² | ¥508k/m² | – |
| 2009 | ¥182k/m² | ¥262k/m² | ¥441k/m² | – |
| 2010 | ¥182k/m² | ¥300k/m² | ¥450k/m² | – |
| 2011 | ¥183k/m² | ¥300k/m² | ¥455k/m² | – |
| 2012 | ¥167k/m² | ¥273k/m² | ¥386k/m² | ¥523k/m² |
| 2013 | ¥193k/m² | ¥273k/m² | ¥386k/m² | ¥580k/m² |
| 2014 | ¥178k/m² | ¥285k/m² | ¥413k/m² | ¥615k/m² |
| 2015 | ¥200k/m² | ¥300k/m² | ¥414k/m² | ¥600k/m² |
| 2016 | ¥240k/m² | ¥317k/m² | ¥453k/m² | ¥480k/m² |
| 2017 | ¥269k/m² | ¥354k/m² | ¥459k/m² | ¥666k/m² |
| 2018 | ¥226k/m² | ¥339k/m² | ¥433k/m² | ¥600k/m² |
| 2019 | ¥260k/m² | ¥320k/m² | ¥457k/m² | ¥644k/m² |
| 2020 | ¥255k/m² | ¥337k/m² | ¥493k/m² | ¥883k/m² |
| 2021 | ¥271k/m² | ¥387k/m² | ¥489k/m² | ¥725k/m² |
| 2022 | ¥350k/m² | ¥422k/m² | ¥582k/m² | ¥750k/m² |
| 2023 | ¥340k/m² | ¥475k/m² | ¥588k/m² | ¥840k/m² |
| 2024 | ¥286k/m² | ¥455k/m² | ¥587k/m² | ¥846k/m² |
| 2025 | ¥295k/m² | ¥462k/m² | ¥607k/m² | ¥909k/m² |
| 2026 (partial) | – | ¥471k/m² | ¥554k/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 | ¥210k/m² | ¥243k/m² | ¥357k/m² | – |
| 2008 | ¥200k/m² | ¥238k/m² | ¥347k/m² | – |
| 2009 | ¥185k/m² | ¥219k/m² | ¥330k/m² | – |
| 2010 | ¥186k/m² | ¥203k/m² | ¥340k/m² | ¥381k/m² |
| 2011 | ¥157k/m² | ¥206k/m² | ¥316k/m² | ¥330k/m² |
| 2012 | ¥133k/m² | ¥189k/m² | ¥289k/m² | ¥313k/m² |
| 2013 | ¥151k/m² | ¥180k/m² | ¥221k/m² | ¥313k/m² |
| 2014 | ¥146k/m² | ¥185k/m² | ¥255k/m² | ¥300k/m² |
| 2015 | ¥175k/m² | ¥185k/m² | ¥244k/m² | ¥316k/m² |
| 2016 | ¥150k/m² | ¥186k/m² | ¥263k/m² | ¥333k/m² |
| 2017 | ¥168k/m² | ¥188k/m² | ¥259k/m² | ¥353k/m² |
| 2018 | ¥152k/m² | ¥208k/m² | ¥273k/m² | ¥360k/m² |
| 2019 | ¥130k/m² | ¥182k/m² | ¥283k/m² | ¥355k/m² |
| 2020 | ¥200k/m² | ¥190k/m² | ¥253k/m² | ¥362k/m² |
| 2021 | ¥183k/m² | ¥202k/m² | ¥290k/m² | ¥373k/m² |
| 2022 | ¥162k/m² | ¥215k/m² | ¥274k/m² | ¥357k/m² |
| 2023 | ¥172k/m² | ¥242k/m² | ¥284k/m² | ¥361k/m² |
| 2024 | ¥189k/m² | ¥230k/m² | ¥291k/m² | ¥368k/m² |
| 2025 | ¥172k/m² | ¥232k/m² | ¥313k/m² | ¥346k/m² |
| 2026 (partial) | – | ¥218k/m² | ¥223k/m² | – |
Prices near train stations in Kawaguchi 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) |
|---|---|---|---|---|---|---|
| Kawaguchi (川口) | ¥35.0M | ¥636k/m² | ¥43.0M | 10 | 774 | 148,002-12% vs 2019 |
| Nishi Kawaguchi (西川口) | ¥23.0M | ¥641k/m² | ¥47.0M | 8 | 543 | 105,842-10% vs 2019 |
| Warabi (蕨) | ¥22.0M | ¥377k/m² | ¥36.0M | 18 | 427 | 107,842-12% vs 2019 |
| Kawaguchi Motogo (川口元郷) | ¥38.0M | ¥540k/m² | ¥43.5M | 9 | 284 | 19,000-9% vs 2019 |
| Higashi Kawaguchi (東川口) | ¥25.0M | ¥417k/m² | ¥40.0M | 14 | 268 | 107,104+1% vs 2019 |
| Hatogaya (鳩ケ谷) | ¥28.0M | ¥436k/m² | ¥39.5M | 11 | 143 | 22,300-6% vs 2019 |
| Minami Hatogaya (南鳩ケ谷) | ¥29.0M | ¥443k/m² | ¥42.5M | 11 | 137 | 15,700-4% vs 2019 |
| Araijuku (新井宿) | ¥29.0M | ¥420k/m² | ¥33.0M | 13 | 129 | 11,600-1% vs 2019 |
| Higashi Urawa (東浦和) | ¥18.0M | ¥271k/m² | ¥34.0M | 20 | 116 | 53,940-7% vs 2019 |
| Tozuka Angyo (戸塚安行) | – | – | ¥40.0M | 15 | 102 | 16,200-1% vs 2019 |
| Soka (草加) | ¥7.9M | ¥109k/m² | ¥21.0M | 29 | 42 | 80,663-9% vs 2019 |
| Minumadai Shinsuikoen (見沼代親水公園) | – | – | ¥30.0M | 15 | 27 | – |
| Minami Urawa (南浦和) | – | – | ¥41.0M | 15 | 23 | 107,616-11% vs 2019 |
| Dokkyodaigakumae (獨協大学前) | – | – | ¥29.5M | 29 | 14 | 54,286-9% vs 2019 |
Used condo prices by layout in Kawaguchi City
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥35.0M | 65 m² | 583 |
| 2LDK | ¥28.0M | 55 m² | 225 |
| 1K | ¥21.0M | 20 m² | 219 |
| 2DK | ¥13.0M | 45 m² | 63 |
| 1LDK | ¥20.0M | 40 m² | 55 |
| 4LDK | ¥42.0M | 80 m² | 53 |
| 1DK | ¥22.0M | 30 m² | 36 |
| 1R | ¥7.9M | 15 m² | 17 |
How much does an apartment cost in Kawaguchi City?
The median used condo (mansion) in Kawaguchi City sold for ¥28.0M in 2025, about ¥600k/m², based on 517 recorded sales.
How much does a house cost in Kawaguchi City?
The median house sale, including the land, was ¥39.0M in 2025 across 562 sales.
Are property prices in Kawaguchi City going up?
Over the five years to 2025, condo prices per m² changed +40.6% and residential land prices changed +27.8%.
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.