Tenryu-ku, Hamamatsu City Housing Market Report 2026
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 49
In short
- 1Sales are thinning out
Transactions are down about 31% on the previous three years.
- 2A shrinking population
The population fell 11.5% between 2020 and 2025 (−4.5% for the wider area).
- 3High earthquake risk
The government's seismic model gives a 75% chance of shaking of intensity 6-lower or stronger in the next 30 years (72% for the wider area).
- 4Local incomes are close to average
Taxpayers in the city as a whole reported an average taxable income of ¥3.7m in 2023 (¥3.6m for the wider area).
The answers, compared
Are prices rising?
+21.7%
over 5 years
Faster than Shizuoka (+15.6%)
9 of 29 areas in Shizuoka, highest first
Are people moving in?
-11.5%
population, 2020–25
Shrinking faster than Shizuoka (-4.5%)
31 of 31 areas in Shizuoka, highest first
How risky is it?
75%
chance of strong shaking (6-lower+) in 30 years
In line with Shizuoka (72%)
14 of 31 areas in Shizuoka, highest first
Key figures for 2025
- Residential land per m² (sales)
- ¥14k/m²
- +21.7% over 5 years
- Transactions in 2025
- 49
What the data says
Sales are thinning out
Transactions are down about 31% on the previous three years. Fewer sales mean less choice and slower resale, so allow more time to sell later.
A shrinking population
The population fell 11.5% between 2020 and 2025 (−4.5% for the wider area). More people moved out than in during 2025 (about 2.2 per 1,000 residents), which weakens long-term housing demand.
High earthquake risk
The government's seismic model gives a 75% chance of shaking of intensity 6-lower or stronger in the next 30 years (72% for the wider area). Check the building's earthquake standard (post-1981, ideally post-2000 for wooden houses) and consider earthquake insurance.
Local incomes are close to average
Taxpayers in the city as a whole reported an average taxable income of ¥3.7m in 2023 (¥3.6m for the wider area). That is +16% since 2014. Averages are pulled up by a few very high earners, so a typical household earns less than this.
Official land prices are still falling
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 -11% over five years. Because these sites don't change, this is the cleanest measure of land value trends.
Living in Tenryu-ku, Hamamatsu City: people, homes and risks
- Population 2025
- 23,662
- -11.5% since 2020
- Shizuoka: -4.5%
- Net moves in 2025
- -53
- -2.24 per 1,000 residents
- Shizuoka: -1.93
- Strong earthquake risk
- 74.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Shizuoka: 72.1%
- Average income per taxpayer
- ¥3.7M
- taxable income in 2023, citywide figure
- Shizuoka: ¥3.6M
- Daytime population
- 97
- people here by day per 100 residents (2020 census)
- Foreign residents
- 1.9%
- 461 registered residents in 2024
- Shizuoka: 3.4%
- Clinics
- 11.4
- per 10,000 residents; 2 hospitals, 9 dental clinics (2020)
- Shizuoka: 7.9
- Official land price 2026
- ¥34k/m²
- -2.4% in a year · -11.3% in 5 years
- Shizuoka: ¥64k/m²
- Flood exposure
- 75.0%
- of 4 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Shizuoka: 44.4%
- Landslide exposure
- 0.0%
- of 4 benchmark sites in a landslide warning area
- Shizuoka: 1.5%
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 Tenryu-ku, Hamamatsu 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.
House
¥4.2M
¥93k/m²
- Ryokukeidai
- Nishikajima
- Land 480 m² · floor 45 m²
- Built 2013 (12 yrs) · Light steel
¥5.6M
¥18k/m²
- Futamatachofutamata
- Futamata Hommachi · 9 min walk
- Land 390 m² · floor 310 m²
- Built 1981 (45 yrs) · Steel
¥12.0M
¥100k/m²
- Yamahigashi
- Tenryu Futamata · 23 min walk
- Land 230 m² · floor 120 m²
- Built 2016 (9 yrs) · Wood
Show data table
| Year | House |
|---|---|
| 2007 | – |
| 2008 | – |
| 2009 | – |
| 2010 | – |
| 2011 | – |
| 2012 | ¥13.5M |
| 2013 | ¥9.8M |
| 2014 | ¥5.0M |
| 2015 | – |
| 2016 | ¥5.0M |
| 2017 | ¥6.0M |
| 2018 | ¥7.0M |
| 2019 | ¥3.4M |
| 2020 | ¥5.4M |
| 2021 | ¥5.0M |
| 2022 | ¥4.0M |
| 2023 | ¥5.5M |
| 2024 | ¥2.7M |
| 2025 | – |
Show data table
| Year | House | Land |
|---|---|---|
| 2007 | – | ¥35k/m² |
| 2008 | – | ¥37k/m² |
| 2009 | – | ¥43k/m² |
| 2010 | – | ¥20k/m² |
| 2011 | – | ¥41k/m² |
| 2012 | ¥96k/m² | ¥26k/m² |
| 2013 | ¥89k/m² | ¥8k/m² |
| 2014 | ¥49k/m² | ¥4k/m² |
| 2015 | – | ¥26k/m² |
| 2016 | ¥50k/m² | ¥18k/m² |
| 2017 | ¥57k/m² | ¥14k/m² |
| 2018 | ¥53k/m² | ¥6k/m² |
| 2019 | ¥38k/m² | ¥22k/m² |
| 2020 | ¥44k/m² | ¥12k/m² |
| 2021 | ¥38k/m² | ¥14k/m² |
| 2022 | ¥44k/m² | ¥15k/m² |
| 2023 | ¥30k/m² | ¥16k/m² |
| 2024 | ¥22k/m² | ¥17k/m² |
| 2025 | – | ¥14k/m² |
Prices near train stations in Tenryu-ku, Hamamatsu 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) |
|---|---|---|---|---|---|---|
| Tenryu Futamata (天竜二俣) | – | – | ¥2.8M | 10 | 24 | 290+25% vs 2019 |
| Futamata Hommachi (二俣本町) | – | – | ¥7.0M | 9 | 20 | 78-8% vs 2019 |
Are property prices in Tenryu-ku, Hamamatsu City going up?
Over the five years to 2025, residential land prices changed +21.7%.
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.