Tottori Housing Market 2026: Japan's Smallest Market
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 988
In short
- 1A shrinking prefecture
Tottori has Japan's smallest population, and it fell 5.4% between 2020 and 2025.
- 2Two small cities
Tottori City and Yonago account for most sales.
- 3Houses are cheap
A m² of house costs only about a third of a m² of condo.
The answers, compared
What does a home cost?
¥18.0M
median used condo · ¥252k/m²
55% below the Japan median
25 of 47 prefectures, highest first
Are prices rising?
+25.8%
over 5 years
Slower than Japan (+33.4%)
17 of 47 prefectures, highest first
Can local earners afford it?
5.8× income
median price ÷ average taxable income
Easier than Japan (6.6×)
13 of 47 prefectures, highest first
Rent or buy?
33years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
18 of 47 prefectures, highest first
Are people moving in?
-5.4%
population, 2020–25
Shrinking faster than Japan (-2.5%)
34 of 47 prefectures, highest first
How risky is it?
8%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
41 of 47 prefectures, highest first
Rent in Tottori
The average private rental costs ¥49k a month (2023), +4.7% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | TottoriJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥38k vs 2018 +0.6% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥47k vs 2018 +1.0% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥56k vs 2018 +5.6% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥58k vs 2018 +0.5% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥53k vs 2018 +6.9% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥49k vs 2018 +4.2% · Japan: ¥91k |
- Rent per m²
- ¥1,161
- median, per month · Japan: ¥1,598
- The median used condo (¥18.0M, 70 m²) costs about 26 years of average rent for a similar-sized home (¥58k 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. 47,500 rented homes.
A shrinking prefecture
Tottori has Japan's smallest population, and it fell 5.4% between 2020 and 2025. About 2,000 more people left than arrived in 2025, a net loss of almost 4 per 1,000 residents. 9.7% of homes are abandoned.
Two small cities
Tottori City and Yonago account for most sales. Their condo prices per m² rose about 34% and 18% in five years, but there are fewer than 50 condo sales a year in the whole prefecture, so these figures can swing a lot. On the government's fixed benchmark sites, residential land has been flat for five years.
Houses are cheap
A m² of house costs only about a third of a m² of condo. Many houses sell close to land value, and several towns offer relocation subsidies.
Hazards
Tottori's earthquake risk on the national model is low (about 8% chance of 6-lower shaking in 30 years), though the 2000 western Tottori and 2016 central Tottori earthquakes caused local damage. About 7% of benchmark sites are in landslide warning areas, more than twice the national share, and about 9% face worst-case flooding of 3 m or more.
Living in Tottori: people, homes and risks
- Population 2025
- 523,732
- -5.4% since 2020
- Japan: -2.5%
- Net moves in 2025
- -2,028
- -3.87 per 1,000 residents
- Vacant homes (2023)
- 15.8%
- 9.7% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥46k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 7.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.1M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 1.1%
- 6,005 registered residents in 2024
- Japan: 3.0%
- Clinics
- 9.5
- per 10,000 residents; 43 hospitals, 258 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥23k/m²
- 0.0% in a year · -1.0% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 52.5%
- of 120 benchmark sites in a worst-case flood zone (9.2% 3 m or deeper)
- Japan: 42.6%
- Landslide exposure
- 6.7%
- of 120 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 Tottori
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
¥186k/m²
- Yoshinari, Tottori City
- Tottori · 15 min walk
- 3LDK · 70 m²
- Built 1998 (27 yrs) · RC
¥21.0M
¥350k/m²
- Nishimachi, Tottori City
- Tottori · 15 min walk
- 1LDK · 60 m²
- Built 2019 (6 yrs) · RC
¥29.0M
¥483k/m²
- Doshomachi, Yonago City
- Yonago · 3 min walk
- 3LDK · 60 m²
- Built 2025 (0 yrs) · RC
House
¥4.0M
¥18k/m²
- Mugikakicho, Sakaiminato City
- Nakahama · 8 min walk
- Land 790 m² · floor 220 m²
- Built 1973 (53 yrs) · Wood
¥12.0M
¥120k/m²
- Akisato, Tottori City
- Tottori
- Land 135 m² · floor 100 m²
- Built 1997 (29 yrs) · Wood
¥28.0M
¥431k/m²
- Matoba, Tottori City
- Tottori
- Land 220 m² · floor 65 m²
- Built 2023 (3 yrs)
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | – | ¥12.0M |
| 2008 | – | ¥11.0M |
| 2009 | ¥8.3M | ¥10.0M |
| 2010 | ¥12.0M | ¥11.0M |
| 2011 | ¥9.3M | ¥11.0M |
| 2012 | ¥13.0M | ¥10.0M |
| 2013 | ¥9.5M | ¥10.0M |
| 2014 | ¥12.0M | ¥11.0M |
| 2015 | ¥14.0M | ¥10.0M |
| 2016 | ¥11.0M | ¥10.0M |
| 2017 | ¥13.0M | ¥10.0M |
| 2018 | ¥12.0M | ¥10.0M |
| 2019 | ¥16.0M | ¥11.0M |
| 2020 | ¥15.0M | ¥12.0M |
| 2021 | ¥15.0M | ¥11.0M |
| 2022 | ¥16.0M | ¥12.0M |
| 2023 | ¥16.5M | ¥11.0M |
| 2024 | ¥16.0M | ¥11.0M |
| 2025 | ¥18.0M | ¥11.0M |
| 2026 (partial) | – | ¥11.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | – | ¥90k/m² | ¥36k/m² |
| 2008 | – | ¥88k/m² | ¥31k/m² |
| 2009 | ¥133k/m² | ¥79k/m² | ¥28k/m² |
| 2010 | ¥175k/m² | ¥86k/m² | ¥26k/m² |
| 2011 | ¥141k/m² | ¥80k/m² | ¥24k/m² |
| 2012 | ¥185k/m² | ¥81k/m² | ¥26k/m² |
| 2013 | ¥153k/m² | ¥85k/m² | ¥24k/m² |
| 2014 | ¥173k/m² | ¥79k/m² | ¥19k/m² |
| 2015 | ¥200k/m² | ¥76k/m² | ¥19k/m² |
| 2016 | ¥200k/m² | ¥76k/m² | ¥23k/m² |
| 2017 | ¥200k/m² | ¥79k/m² | ¥24k/m² |
| 2018 | ¥183k/m² | ¥80k/m² | ¥23k/m² |
| 2019 | ¥214k/m² | ¥78k/m² | ¥21k/m² |
| 2020 | ¥200k/m² | ¥87k/m² | ¥24k/m² |
| 2021 | ¥212k/m² | ¥79k/m² | ¥24k/m² |
| 2022 | ¥215k/m² | ¥81k/m² | ¥23k/m² |
| 2023 | ¥240k/m² | ¥74k/m² | ¥22k/m² |
| 2024 | ¥237k/m² | ¥74k/m² | ¥25k/m² |
| 2025 | ¥252k/m² | ¥81k/m² | ¥24k/m² |
| 2026 (partial) | – | ¥71k/m² | ¥23k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥280k/m² |
| 1 | – | ¥260k/m² |
| 2 | – | ¥274k/m² |
| 5 | – | ¥223k/m² |
| 6 | – | ¥212k/m² |
| 7 | – | ¥209k/m² |
| 8 | – | ¥218k/m² |
| 11 | – | ¥176k/m² |
| 12 | – | ¥200k/m² |
| 14 | – | ¥149k/m² |
| 15 | – | ¥146k/m² |
| 16 | – | ¥114k/m² |
| 17 | – | ¥113k/m² |
| 18 | ¥257k/m² | ¥130k/m² |
| 19 | – | ¥123k/m² |
| 20 | – | ¥133k/m² |
| 21 | – | ¥98k/m² |
| 22 | – | ¥102k/m² |
| 23 | – | ¥98k/m² |
| 24 | – | ¥106k/m² |
| 25 | – | ¥105k/m² |
| 26 | – | ¥80k/m² |
| 27 | – | ¥87k/m² |
| 28 | – | ¥77k/m² |
| 29 | – | ¥78k/m² |
| 30 | – | ¥82k/m² |
| 31 | – | ¥66k/m² |
| 32 | – | ¥67k/m² |
| 33 | – | ¥71k/m² |
| 34 | – | ¥79k/m² |
| 35 | – | ¥68k/m² |
| 36 | – | ¥58k/m² |
| 37 | – | ¥63k/m² |
| 38 | – | ¥89k/m² |
| 39 | – | ¥53k/m² |
| 40 | – | ¥49k/m² |
| 41 | – | ¥60k/m² |
| 42 | – | ¥41k/m² |
| 43 | – | ¥37k/m² |
| 44 | – | ¥59k/m² |
| 45 | – | ¥54k/m² |
| 46 | – | ¥45k/m² |
| 47 | – | ¥46k/m² |
| 48 | – | ¥46k/m² |
| 49 | – | ¥50k/m² |
| 50 | – | ¥34k/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 |
|---|---|---|
| 2010 | ¥132k/m² | ¥211k/m² |
| 2011 | ¥131k/m² | – |
| 2012 | – | ¥200k/m² |
| 2016 | ¥165k/m² | ¥238k/m² |
| 2018 | – | ¥229k/m² |
| 2019 | ¥169k/m² | – |
| 2024 | – | ¥276k/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 | ¥76k/m² | ¥92k/m² | ¥228k/m² | – |
| 2008 | ¥70k/m² | ¥88k/m² | ¥204k/m² | – |
| 2009 | ¥75k/m² | ¥79k/m² | ¥219k/m² | – |
| 2010 | ¥67k/m² | ¥90k/m² | ¥172k/m² | – |
| 2011 | ¥62k/m² | ¥83k/m² | ¥152k/m² | ¥258k/m² |
| 2012 | ¥47k/m² | ¥85k/m² | ¥159k/m² | ¥256k/m² |
| 2013 | ¥67k/m² | ¥87k/m² | ¥146k/m² | ¥238k/m² |
| 2014 | ¥58k/m² | ¥89k/m² | ¥118k/m² | ¥256k/m² |
| 2015 | ¥59k/m² | ¥84k/m² | ¥133k/m² | ¥242k/m² |
| 2016 | ¥59k/m² | ¥77k/m² | ¥137k/m² | ¥250k/m² |
| 2017 | ¥60k/m² | ¥88k/m² | ¥128k/m² | ¥225k/m² |
| 2018 | ¥47k/m² | ¥78k/m² | ¥134k/m² | ¥243k/m² |
| 2019 | ¥56k/m² | ¥77k/m² | ¥130k/m² | ¥236k/m² |
| 2020 | ¥37k/m² | ¥79k/m² | ¥104k/m² | ¥255k/m² |
| 2021 | ¥48k/m² | ¥70k/m² | ¥120k/m² | ¥229k/m² |
| 2022 | ¥53k/m² | ¥81k/m² | ¥128k/m² | ¥200k/m² |
| 2023 | ¥49k/m² | ¥67k/m² | ¥124k/m² | – |
| 2024 | ¥43k/m² | ¥74k/m² | ¥151k/m² | ¥210k/m² |
| 2025 | ¥45k/m² | ¥72k/m² | ¥108k/m² | ¥203k/m² |
| 2026 (partial) | – | ¥79k/m² | – | – |
Prices by area in Tottori
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 |
|---|---|---|---|---|---|
| Tottori City | ¥269k/m² | ¥19.0M | ¥15.0M | ¥50k/m² | +34.3% |
| Yonago City | ¥244k/m² | ¥17.0M | ¥13.0M | ¥30k/m² | +17.6% |
| Kurayoshi City | – | – | ¥7.9M | ¥19k/m² | – |
| Sakaiminato City | – | – | ¥7.2M | ¥18k/m² | – |
| Yazu Town, Yazu County | – | – | – | ¥3k/m² | – |
| Yurihama Town, Tohaku County | – | – | – | ¥14k/m² | – |
Prices near train stations in Tottori
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 |
|---|---|---|---|---|---|
| Tottori (鳥取) | ¥21.0M | ¥279k/m² | ¥15.0M | 15 | 412 |
| Yonago (米子) | ¥15.0M | ¥207k/m² | ¥13.0M | 14 | 330 |
| Kurayoshi (倉吉) | – | – | ¥7.2M | 16 | 160 |
| Koyama (湖山) | – | – | ¥21.0M | 14 | 44 |
| Hoki Daisen (伯耆大山) | – | – | ¥15.0M | 11 | 43 |
| Sakaiminato (境港) | – | – | ¥6.0M | 15 | 33 |
| Tottoridaigakumae (鳥取大学前) | – | – | ¥23.0M | 10 | 28 |
| Tsunoi (津ノ井) | – | – | ¥16.0M | 7 | 26 |
| Hamamura (浜村) | – | – | ¥5.8M | 6 | 25 |
| Goto (後藤) | ¥12.5M | ¥179k/m² | – | 4 | 24 |
| Babasakicho (馬場崎町) | – | – | ¥4.7M | 16 | 23 |
| Yumigahama (弓ケ浜) | – | – | ¥15.0M | 20 | 22 |
| Shimohojo (下北条) | – | – | ¥4.7M | 16 | 20 |
| Kawasakiguchi (河崎口) | – | – | ¥14.0M | 14 | 19 |
| Koge (郡家) | – | – | ¥20.0M | 8 | 16 |
Used condo prices by layout in Tottori
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥17.0M | 70 m² | 77 |
| 2LDK | ¥20.0M | 65 m² | 22 |
| 4LDK | ¥22.0M | 90 m² | 11 |
How much does an apartment cost in Tottori?
The median used condo (mansion) in Tottori sold for ¥18.0M in 2025, about ¥252k/m², based on 46 recorded sales.
How much does a house cost in Tottori?
The median house sale, including the land, was ¥11.0M in 2025 across 441 sales.
Are property prices in Tottori going up?
Over the five years to 2025, condo prices per m² changed +25.8% and residential land prices changed 0.0%.
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.