Shiga Housing Market 2026: Commuter Towns Holding Steady
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 3,012
In short
- 1One of the few prefectures without net out-migration
Shiga's population fell 1.5% between 2020 and 2025, much less than most of Japan, and in 2025 slightly more people moved in than out.
- 2Condo growth has slowed
Condo prices per m² rose about 2.7% a year over the last five years, down from 5.2% before.
- 3Buy vs rent is in line with Japan
A median condo costs about 38 years of the local median rent, close to the national figure.
The answers, compared
What does a home cost?
¥24.0M
median used condo · ¥343k/m²
39% below the Japan median
10 of 47 prefectures, highest first
Are prices rising?
+8.3%
over 5 years
Slower than Japan (+33.4%)
35 of 47 prefectures, highest first
Can local earners afford it?
6.5× income
median price ÷ average taxable income
In line with Japan (6.6×)
7 of 47 prefectures, highest first
Rent or buy?
39years of rent
median price ÷ a year of median rent
In line with Japan (38)
6 of 47 prefectures, highest first
Are people moving in?
-1.5%
population, 2020–25
Shrinking slower than Japan (-2.5%)
9 of 47 prefectures, highest first
How risky is it?
21%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
27 of 47 prefectures, highest first
Rent in Shiga
The average private rental costs ¥56k a month (2023), +3.2% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | ShigaJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥45k vs 2018 +2.6% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥55k vs 2018 +3.8% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥65k vs 2018 +6.6% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥73k vs 2018 +9.5% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥63k vs 2018 -3.8% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥55k vs 2018 -3.9% · Japan: ¥91k |
- Rent per m²
- ¥1,393
- median, per month · Japan: ¥1,598
- The median used condo (¥24.0M, 70 m²) costs about 27 years of average rent for a similar-sized home (¥73k 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. 123,500 rented homes.
One of the few prefectures without net out-migration
Shiga's population fell 1.5% between 2020 and 2025, much less than most of Japan, and in 2025 slightly more people moved in than out. Households grew 3.4%. Families from Kyoto and Osaka settle along the JR Biwako Line, which is why about 80% of condo sales are three-bedroom family homes.
Condo growth has slowed
Condo prices per m² rose about 2.7% a year over the last five years, down from 5.2% before. Otsu, next to Kyoto, is up about 43% in five years. Kusatsu, the most expensive city, has dipped slightly from its peak, after rapid growth in the 2010s. On the government's fixed benchmark sites, residential land has been roughly flat over five years and is half its 1991 level, while commercial land rose about 7%.
Buy vs rent is in line with Japan
A median condo costs about 38 years of the local median rent, close to the national figure. Condos hold value reasonably well, losing a quarter of their per-m² value by about 19 years old, and houses bottom out at land value after about 27 years.
Hazards
Shiga has relatively low earthquake risk for Kansai (about 21% chance of 6-lower shaking in 30 years). Half of benchmark sites are inside a worst-case flood zone around Lake Biwa and its rivers, but very few face deep flooding. Northern Shiga also gets more snow than many expect.
Living in Shiga: people, homes and risks
- Population 2025
- 1,392,439
- -1.5% since 2020
- Japan: -2.5%
- Net moves in 2025
- +353
- +0.25 per 1,000 residents
- Vacant homes (2023)
- 12.3%
- 7.3% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥52k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 20.6%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.7M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 3.0%
- 41,517 registered residents in 2024
- Japan: 3.0%
- Clinics
- 7.8
- per 10,000 residents; 57 hospitals, 556 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥41k/m²
- +0.9% in a year · +0.1% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 50.0%
- of 322 benchmark sites in a worst-case flood zone (0.6% 3 m or deeper)
- Japan: 42.6%
- Landslide exposure
- 1.6%
- of 322 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 Shiga
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
¥13.0M
¥163k/m²
- Ogaya, Otsu City
- Seta(Shiga) · 8 min walk
- 4LDK · 80 m²
- Built 1985 (41 yrs) · RC
¥25.0M
¥385k/m²
- Kagamigahama, Otsu City
- Otsukyo · 19 min walk
- 3LDK · 65 m²
- Built 2008 (18 yrs) · RC
¥38.0M
¥543k/m²
- Nionohama, Otsu City
- Zeze · 12 min walk
- 3LDK · 70 m²
- Built 2019 (7 yrs) · RC
House
¥6.0M
¥48k/m²
- Ano, Otsu City
- Karasaki · 8 min walk
- Land 95 m² · floor 125 m²
- Built 1976 (50 yrs)
¥20.0M
¥174k/m²
- Aoyama, Otsu City
- Minami Kusatsu
- Land 195 m² · floor 115 m²
- Built 1989 (37 yrs) · Wood
¥38.0M
¥380k/m²
- Nishikoori, Otsu City
- Otsukyo · 11 min walk
- Land 135 m² · floor 100 m²
- Built 2025 (1 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥13.0M | ¥20.0M |
| 2008 | ¥13.0M | ¥21.0M |
| 2009 | ¥17.0M | ¥21.0M |
| 2010 | ¥13.0M | ¥21.0M |
| 2011 | ¥16.0M | ¥20.0M |
| 2012 | ¥14.0M | ¥21.0M |
| 2013 | ¥16.0M | ¥21.0M |
| 2014 | ¥17.0M | ¥18.0M |
| 2015 | ¥17.0M | ¥19.0M |
| 2016 | ¥20.0M | ¥19.0M |
| 2017 | ¥18.0M | ¥19.0M |
| 2018 | ¥18.0M | ¥20.0M |
| 2019 | ¥20.0M | ¥21.0M |
| 2020 | ¥23.0M | ¥20.0M |
| 2021 | ¥20.0M | ¥20.0M |
| 2022 | ¥19.0M | ¥21.0M |
| 2023 | ¥22.0M | ¥19.0M |
| 2024 | ¥24.0M | ¥20.0M |
| 2025 | ¥24.0M | ¥21.0M |
| 2026 (partial) | ¥25.0M | ¥19.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥185k/m² | ¥163k/m² | ¥35k/m² |
| 2008 | ¥186k/m² | ¥174k/m² | ¥49k/m² |
| 2009 | ¥224k/m² | ¥153k/m² | ¥45k/m² |
| 2010 | ¥185k/m² | ¥158k/m² | ¥45k/m² |
| 2011 | ¥228k/m² | ¥152k/m² | ¥46k/m² |
| 2012 | ¥187k/m² | ¥160k/m² | ¥44k/m² |
| 2013 | ¥231k/m² | ¥155k/m² | ¥41k/m² |
| 2014 | ¥238k/m² | ¥136k/m² | ¥39k/m² |
| 2015 | ¥226k/m² | ¥143k/m² | ¥42k/m² |
| 2016 | ¥274k/m² | ¥150k/m² | ¥37k/m² |
| 2017 | ¥255k/m² | ¥160k/m² | ¥36k/m² |
| 2018 | ¥262k/m² | ¥157k/m² | ¥37k/m² |
| 2019 | ¥280k/m² | ¥164k/m² | ¥38k/m² |
| 2020 | ¥317k/m² | ¥152k/m² | ¥41k/m² |
| 2021 | ¥286k/m² | ¥163k/m² | ¥40k/m² |
| 2022 | ¥288k/m² | ¥148k/m² | ¥35k/m² |
| 2023 | ¥308k/m² | ¥150k/m² | ¥42k/m² |
| 2024 | ¥338k/m² | ¥152k/m² | ¥45k/m² |
| 2025 | ¥343k/m² | ¥162k/m² | ¥42k/m² |
| 2026 (partial) | ¥363k/m² | ¥143k/m² | ¥43k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥324k/m² |
| 1 | – | ¥295k/m² |
| 2 | ¥523k/m² | ¥329k/m² |
| 3 | ¥550k/m² | ¥300k/m² |
| 4 | ¥531k/m² | ¥291k/m² |
| 5 | ¥497k/m² | ¥257k/m² |
| 6 | ¥485k/m² | ¥254k/m² |
| 7 | ¥547k/m² | ¥238k/m² |
| 8 | – | ¥242k/m² |
| 9 | ¥512k/m² | ¥227k/m² |
| 10 | ¥533k/m² | ¥229k/m² |
| 11 | ¥475k/m² | ¥229k/m² |
| 12 | ¥474k/m² | ¥223k/m² |
| 13 | ¥380k/m² | ¥213k/m² |
| 14 | ¥429k/m² | ¥189k/m² |
| 15 | ¥462k/m² | ¥188k/m² |
| 16 | ¥423k/m² | ¥205k/m² |
| 17 | ¥413k/m² | ¥173k/m² |
| 18 | ¥400k/m² | ¥176k/m² |
| 19 | ¥376k/m² | ¥181k/m² |
| 20 | ¥358k/m² | ¥139k/m² |
| 21 | ¥368k/m² | ¥162k/m² |
| 22 | ¥322k/m² | ¥159k/m² |
| 23 | ¥369k/m² | ¥167k/m² |
| 24 | ¥281k/m² | ¥146k/m² |
| 25 | ¥262k/m² | ¥136k/m² |
| 26 | ¥167k/m² | ¥156k/m² |
| 27 | ¥200k/m² | ¥114k/m² |
| 28 | ¥185k/m² | ¥114k/m² |
| 29 | ¥154k/m² | ¥109k/m² |
| 30 | ¥171k/m² | ¥110k/m² |
| 31 | ¥169k/m² | ¥83k/m² |
| 32 | ¥181k/m² | ¥93k/m² |
| 33 | ¥168k/m² | ¥102k/m² |
| 34 | ¥167k/m² | ¥94k/m² |
| 35 | ¥200k/m² | ¥114k/m² |
| 36 | ¥229k/m² | ¥100k/m² |
| 37 | – | ¥122k/m² |
| 38 | – | ¥105k/m² |
| 39 | – | ¥94k/m² |
| 40 | – | ¥81k/m² |
| 41 | – | ¥82k/m² |
| 42 | ¥180k/m² | ¥86k/m² |
| 43 | – | ¥83k/m² |
| 44 | – | ¥72k/m² |
| 45 | ¥192k/m² | ¥64k/m² |
| 46 | ¥250k/m² | ¥75k/m² |
| 47 | – | ¥61k/m² |
| 48 | – | ¥55k/m² |
| 49 | – | ¥63k/m² |
| 50 | – | ¥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 |
|---|---|---|---|
| 2007 | ¥173k/m² | ¥324k/m² | – |
| 2008 | ¥171k/m² | ¥333k/m² | – |
| 2009 | ¥153k/m² | ¥363k/m² | – |
| 2010 | ¥151k/m² | ¥323k/m² | – |
| 2011 | ¥154k/m² | ¥300k/m² | – |
| 2012 | ¥152k/m² | ¥314k/m² | – |
| 2013 | ¥135k/m² | ¥307k/m² | ¥480k/m² |
| 2014 | ¥163k/m² | ¥317k/m² | – |
| 2015 | ¥165k/m² | ¥323k/m² | – |
| 2016 | ¥171k/m² | ¥345k/m² | – |
| 2017 | ¥183k/m² | ¥338k/m² | – |
| 2018 | ¥185k/m² | ¥340k/m² | ¥520k/m² |
| 2019 | ¥186k/m² | ¥354k/m² | ¥513k/m² |
| 2020 | ¥187k/m² | ¥352k/m² | ¥624k/m² |
| 2021 | ¥185k/m² | ¥376k/m² | ¥529k/m² |
| 2022 | ¥185k/m² | ¥400k/m² | ¥489k/m² |
| 2023 | ¥185k/m² | ¥387k/m² | ¥492k/m² |
| 2024 | ¥193k/m² | ¥434k/m² | ¥530k/m² |
| 2025 | ¥200k/m² | ¥420k/m² | ¥543k/m² |
| 2026 (partial) | ¥231k/m² | ¥411k/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 | ¥116k/m² | ¥129k/m² | ¥267k/m² | – |
| 2008 | ¥96k/m² | ¥131k/m² | ¥270k/m² | – |
| 2009 | ¥100k/m² | ¥120k/m² | ¥273k/m² | – |
| 2010 | ¥95k/m² | ¥116k/m² | ¥259k/m² | ¥289k/m² |
| 2011 | ¥91k/m² | ¥108k/m² | ¥200k/m² | ¥267k/m² |
| 2012 | ¥86k/m² | ¥114k/m² | ¥185k/m² | ¥276k/m² |
| 2013 | ¥85k/m² | ¥105k/m² | ¥178k/m² | ¥270k/m² |
| 2014 | ¥80k/m² | ¥101k/m² | ¥165k/m² | ¥273k/m² |
| 2015 | ¥76k/m² | ¥100k/m² | ¥181k/m² | ¥263k/m² |
| 2016 | ¥80k/m² | ¥96k/m² | ¥173k/m² | ¥270k/m² |
| 2017 | ¥67k/m² | ¥110k/m² | ¥175k/m² | ¥276k/m² |
| 2018 | ¥69k/m² | ¥107k/m² | ¥181k/m² | ¥275k/m² |
| 2019 | ¥69k/m² | ¥106k/m² | ¥171k/m² | ¥286k/m² |
| 2020 | ¥61k/m² | ¥96k/m² | ¥168k/m² | ¥267k/m² |
| 2021 | ¥68k/m² | ¥103k/m² | ¥176k/m² | ¥272k/m² |
| 2022 | ¥68k/m² | ¥98k/m² | ¥182k/m² | ¥251k/m² |
| 2023 | ¥67k/m² | ¥100k/m² | ¥183k/m² | ¥257k/m² |
| 2024 | ¥70k/m² | ¥115k/m² | ¥190k/m² | ¥246k/m² |
| 2025 | ¥67k/m² | ¥114k/m² | ¥179k/m² | ¥233k/m² |
| 2026 (partial) | ¥51k/m² | ¥109k/m² | ¥210k/m² | ¥243k/m² |
Prices by area in Shiga
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 |
|---|---|---|---|---|---|
| Kusatsu City | ¥413k/m² | ¥30.0M | ¥35.0M | ¥120k/m² | -12.5% |
| Otsu City | ¥331k/m² | ¥22.0M | ¥20.0M | ¥80k/m² | +43.4% |
| Ritto City | – | – | ¥36.0M | ¥105k/m² | – |
| Moriyama City | – | – | ¥33.0M | ¥76k/m² | – |
| Omihachiman City | – | – | ¥25.0M | ¥49k/m² | – |
| Yasu City | – | – | ¥25.0M | ¥67k/m² | – |
| Hikone City | – | – | ¥18.0M | ¥29k/m² | – |
| Konan City | – | – | ¥19.0M | ¥48k/m² | – |
| Higashiomi City | – | – | ¥14.0M | ¥22k/m² | – |
| Koka City | – | – | ¥11.0M | ¥29k/m² | – |
| Nagahama City | – | – | ¥11.0M | ¥25k/m² | – |
| Takashima City | – | – | ¥7.0M | ¥10k/m² | – |
| Maibara City | – | – | – | ¥17k/m² | – |
| Hino Town, Gamou County | – | – | – | ¥3k/m² | – |
Prices near train stations in Shiga
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 |
|---|---|---|---|---|---|
| Kusatsu(Shiga) (草津(滋賀)) | ¥29.0M | ¥413k/m² | ¥37.0M | 13 | 407 |
| Ishiyama (石山) | ¥16.0M | ¥246k/m² | ¥14.0M | 16 | 391 |
| Minami Kusatsu (南草津) | ¥35.0M | ¥475k/m² | ¥35.0M | 16 | 313 |
| Seta(Shiga) (瀬田(滋賀)) | ¥15.0M | ¥207k/m² | ¥33.0M | 19 | 237 |
| Moriyama(Shiga) (守山(滋賀)) | – | – | ¥34.0M | 18 | 202 |
| Otsukyo (大津京) | ¥28.0M | ¥385k/m² | ¥23.0M | 10 | 194 |
| Otsu (大津) | ¥28.0M | ¥457k/m² | ¥22.5M | 11 | 187 |
| Omihachiman (近江八幡) | – | – | ¥25.0M | 18 | 178 |
| Zeze (膳所) | ¥23.0M | ¥338k/m² | ¥23.0M | 11 | 178 |
| Nagahama (長浜) | ¥19.0M | ¥262k/m² | ¥21.5M | 19 | 140 |
| Katata (堅田) | ¥16.0M | ¥235k/m² | ¥27.0M | 13 | 131 |
| Yasu(Shiga) (野洲) | – | – | ¥24.0M | 15 | 119 |
| Hikone (彦根) | ¥10.5M | ¥177k/m² | ¥16.0M | 15 | 119 |
| Karasaki (唐崎) | ¥12.0M | ¥177k/m² | ¥26.5M | 12 | 116 |
| Hieizan Sakamoto (比叡山坂本) | – | – | ¥25.0M | 13 | 114 |
Used condo prices by layout in Shiga
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥23.0M | 70 m² | 515 |
| 2LDK | ¥26.0M | 65 m² | 132 |
| 4LDK | ¥27.0M | 85 m² | 94 |
| 1LDK | ¥14.0M | 47.5 m² | 18 |
| 2DK | ¥23.5M | 55 m² | 16 |
How much does an apartment cost in Shiga?
The median used condo (mansion) in Shiga sold for ¥24.0M in 2025, about ¥343k/m², based on 295 recorded sales.
How much does a house cost in Shiga?
The median house sale, including the land, was ¥21.0M in 2025 across 1386 sales.
Are property prices in Shiga going up?
Over the five years to 2025, condo prices per m² changed +8.3% and residential land prices changed +2.4%.
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.