Yamaguchi Housing Market 2026: Flat Prices in a Shrinking Prefecture
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 2,324
In short
- 1Condo prices have stopped rising
Yamaguchi's condo prices per m² have been flat over the last five years, after slow growth before.
- 2Population falling fast
Yamaguchi's population fell 5.8% between 2020 and 2025, and households fell 2%.
- 3Land holding up slightly
On the government's fixed benchmark sites, residential land actually rose about 2% over five years, unlike in many rural prefectures, supported by the industrial cities along the coast such as Shunan, Ube and Iwakuni.
- 4Condos depreciate fast
Yamaguchi condos lose a quarter of their per-m² value by about 10 years old and keep losing about 6% a year after 25 years, among the fastest depreciation in Japan.
The answers, compared
What does a home cost?
¥15.0M
median used condo · ¥200k/m²
64% below the Japan median
42 of 47 prefectures, highest first
Are prices rising?
+6.7%
over 5 years
Slower than Japan (+33.4%)
36 of 47 prefectures, highest first
Can local earners afford it?
4.4× income
median price ÷ average taxable income
Easier than Japan (6.6×)
38 of 47 prefectures, highest first
Rent or buy?
28years of rent
median price ÷ a year of median rent
Shorter than Japan (38)
32 of 47 prefectures, highest first
Are people moving in?
-5.8%
population, 2020–25
Shrinking faster than Japan (-2.5%)
36 of 47 prefectures, highest first
How risky is it?
12%
chance of strong shaking (6-lower+) in 30 years
Lower than Japan (38%)
34 of 47 prefectures, highest first
Rent in Yamaguchi
The average private rental costs ¥48k a month (2023), +3.8% since 2018. Japan: ¥65k
| Floor area | Typical layout | Average rent / month | YamaguchiJapan |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥37k vs 2018 -0.9% · Japan: ¥53k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥48k vs 2018 +6.7% · Japan: ¥64k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥55k vs 2018 +3.3% · Japan: ¥75k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥58k vs 2018 +5.5% · Japan: ¥88k | |
| 100–149 m² mostly houses | mostly houses | ¥57k vs 2018 +8.7% · Japan: ¥84k | |
| 150 m² + mostly houses | mostly houses | ¥53k vs 2018 +7.1% · Japan: ¥91k |
- Rent per m²
- ¥1,193
- median, per month · Japan: ¥1,598
- The median used condo (¥15.0M, 70 m²) costs about 21 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. 133,500 rented homes.
Condo prices have stopped rising
Yamaguchi's condo prices per m² have been flat over the last five years, after slow growth before. Yamaguchi City and Shimonoseki are roughly unchanged; Shunan is up about 9%. The 2026 figure so far looks higher, but it is based on only 47 sales.
Population falling fast
Yamaguchi's population fell 5.8% between 2020 and 2025, and households fell 2%. About 4,900 more people left than arrived in 2025. 11.1% of homes are abandoned, almost twice the national rate.
Land holding up slightly
On the government's fixed benchmark sites, residential land actually rose about 2% over five years, unlike in many rural prefectures, supported by the industrial cities along the coast such as Shunan, Ube and Iwakuni.
Condos depreciate fast
Yamaguchi condos lose a quarter of their per-m² value by about 10 years old and keep losing about 6% a year after 25 years, among the fastest depreciation in Japan.
Hazards
Earthquake risk on the national model is low (about 12% for 6-lower shaking in 30 years), but 11% of benchmark sites are in landslide warning areas, about four times the national rate, and 8% are in tsunami zones.
Living in Yamaguchi: people, homes and risks
- Population 2025
- 1,264,006
- -5.8% since 2020
- Japan: -2.5%
- Net moves in 2025
- -4,907
- -3.88 per 1,000 residents
- Vacant homes (2023)
- 19.4%
- 11.1% empty and not for rent or sale
- Japan: 13.8%
- Median rent (2023)
- ¥44k
- per month, all rented homes
- Japan: ¥57k
- Strong earthquake risk
- 11.7%
- chance of shaking of intensity 6-lower or more within 30 years
- Japan: 38.4%
- Average income per taxpayer
- ¥3.4M
- taxable income in 2023
- Japan: ¥3.9M
- Foreign residents
- 1.6%
- 21,195 registered residents in 2024
- Japan: 3.0%
- Clinics
- 10.0
- per 10,000 residents; 142 hospitals, 662 dental clinics (2020)
- Japan: 8.5
- Official land price 2026
- ¥33k/m²
- +0.7% in a year · +2.5% in 5 years
- Japan: ¥74k/m²
- Flood exposure
- 35.6%
- of 281 benchmark sites in a worst-case flood zone (2.1% 3 m or deeper)
- Japan: 42.6%
- Tsunami exposure
- 8.2%
- of 281 benchmark sites in a tsunami inundation zone
- Japan: 7.8%
- Landslide exposure
- 10.7%
- of 281 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 Yamaguchi
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
¥8.1M
¥135k/m²
- Kotobukicho, Ube City
- Kotoshiba · 5 min walk
- 3LDK · 60 m²
- Built 1997 (28 yrs) · SRC
¥17.0M
¥200k/m²
- Yamanotaminamimachi, Shimonoseki City
- Hatabu · 11 min walk
- 3LDK · 85 m²
- Built 2004 (22 yrs) · RC
¥25.0M
¥417k/m²
- Ogoorishimogo, Yamaguchi City
- Shin Yamaguchi · 13 min walk
- 1LDK · 60 m²
- Built 2023 (3 yrs) · RC
House
¥3.3M
¥11k/m²
- Oaza Saga, Hirao Town, Kumage County
- Tabuse
- Land 510 m² · floor 310 m²
- Built 1993 (33 yrs) · Wood
¥12.0M
¥114k/m²
- Akineshimmachi, Shimonoseki City
- Shin Shimonoseki · 8 min walk
- Land 195 m² · floor 105 m²
- Built 1983 (43 yrs) · Light steel
¥30.0M
¥55k/m²
- Myojincho, Ube City
- Ubemisaki · 11 min walk
- Land 1400 m² · floor 550 m²
- Built 1980 (46 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2007 | ¥13.0M | ¥14.0M |
| 2008 | ¥10.0M | ¥13.0M |
| 2009 | ¥12.0M | ¥12.0M |
| 2010 | ¥14.0M | ¥14.0M |
| 2011 | ¥12.0M | ¥13.0M |
| 2012 | ¥12.0M | ¥12.0M |
| 2013 | ¥12.0M | ¥12.0M |
| 2014 | ¥14.0M | ¥12.0M |
| 2015 | ¥13.0M | ¥13.0M |
| 2016 | ¥15.0M | ¥13.0M |
| 2017 | ¥15.0M | ¥14.0M |
| 2018 | ¥13.5M | ¥13.0M |
| 2019 | ¥14.0M | ¥13.0M |
| 2020 | ¥14.0M | ¥13.0M |
| 2021 | ¥14.0M | ¥13.0M |
| 2022 | ¥14.0M | ¥13.0M |
| 2023 | ¥15.0M | ¥12.0M |
| 2024 | ¥14.0M | ¥12.0M |
| 2025 | ¥15.0M | ¥12.0M |
| 2026 (partial) | ¥20.0M | ¥10.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2007 | ¥176k/m² | ¥112k/m² | ¥30k/m² |
| 2008 | ¥156k/m² | ¥104k/m² | ¥27k/m² |
| 2009 | ¥169k/m² | ¥96k/m² | ¥26k/m² |
| 2010 | ¥188k/m² | ¥100k/m² | ¥27k/m² |
| 2011 | ¥173k/m² | ¥96k/m² | ¥29k/m² |
| 2012 | ¥165k/m² | ¥92k/m² | ¥25k/m² |
| 2013 | ¥167k/m² | ¥88k/m² | ¥24k/m² |
| 2014 | ¥185k/m² | ¥89k/m² | ¥22k/m² |
| 2015 | ¥171k/m² | ¥92k/m² | ¥22k/m² |
| 2016 | ¥189k/m² | ¥95k/m² | ¥22k/m² |
| 2017 | ¥200k/m² | ¥104k/m² | ¥22k/m² |
| 2018 | ¥184k/m² | ¥94k/m² | ¥22k/m² |
| 2019 | ¥200k/m² | ¥96k/m² | ¥24k/m² |
| 2020 | ¥188k/m² | ¥95k/m² | ¥24k/m² |
| 2021 | ¥187k/m² | ¥91k/m² | ¥24k/m² |
| 2022 | ¥188k/m² | ¥89k/m² | ¥23k/m² |
| 2023 | ¥213k/m² | ¥86k/m² | ¥25k/m² |
| 2024 | ¥188k/m² | ¥85k/m² | ¥25k/m² |
| 2025 | ¥200k/m² | ¥82k/m² | ¥28k/m² |
| 2026 (partial) | ¥240k/m² | ¥79k/m² | ¥23k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | – | ¥282k/m² |
| 1 | – | ¥255k/m² |
| 2 | – | ¥306k/m² |
| 3 | – | ¥235k/m² |
| 4 | ¥387k/m² | ¥241k/m² |
| 5 | ¥371k/m² | ¥230k/m² |
| 6 | – | ¥243k/m² |
| 7 | ¥333k/m² | ¥210k/m² |
| 8 | ¥286k/m² | ¥200k/m² |
| 9 | ¥310k/m² | ¥190k/m² |
| 10 | ¥293k/m² | ¥188k/m² |
| 11 | ¥275k/m² | ¥181k/m² |
| 12 | ¥289k/m² | ¥196k/m² |
| 13 | ¥261k/m² | ¥171k/m² |
| 14 | – | ¥155k/m² |
| 15 | ¥243k/m² | ¥162k/m² |
| 16 | ¥229k/m² | ¥158k/m² |
| 17 | ¥229k/m² | ¥108k/m² |
| 18 | ¥240k/m² | ¥119k/m² |
| 19 | ¥227k/m² | ¥127k/m² |
| 20 | ¥211k/m² | ¥130k/m² |
| 21 | ¥211k/m² | ¥113k/m² |
| 22 | ¥221k/m² | ¥112k/m² |
| 23 | ¥187k/m² | ¥101k/m² |
| 24 | ¥185k/m² | ¥94k/m² |
| 25 | ¥174k/m² | ¥102k/m² |
| 26 | ¥188k/m² | ¥86k/m² |
| 27 | ¥177k/m² | ¥91k/m² |
| 28 | ¥146k/m² | ¥80k/m² |
| 29 | ¥136k/m² | ¥80k/m² |
| 30 | ¥133k/m² | ¥81k/m² |
| 31 | ¥122k/m² | ¥87k/m² |
| 32 | ¥113k/m² | ¥74k/m² |
| 33 | ¥133k/m² | ¥80k/m² |
| 34 | ¥105k/m² | ¥78k/m² |
| 35 | ¥145k/m² | ¥67k/m² |
| 36 | ¥117k/m² | ¥65k/m² |
| 37 | ¥73k/m² | ¥68k/m² |
| 38 | ¥69k/m² | ¥62k/m² |
| 39 | – | ¥60k/m² |
| 40 | – | ¥48k/m² |
| 41 | – | ¥47k/m² |
| 42 | – | ¥53k/m² |
| 43 | – | ¥48k/m² |
| 44 | – | ¥55k/m² |
| 45 | – | ¥48k/m² |
| 46 | – | ¥44k/m² |
| 47 | – | ¥42k/m² |
| 48 | – | ¥36k/m² |
| 49 | – | ¥45k/m² |
| 50 | – | ¥38k/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 | ¥160k/m² | ¥233k/m² | – |
| 2008 | ¥129k/m² | ¥240k/m² | – |
| 2009 | ¥134k/m² | ¥243k/m² | – |
| 2010 | ¥140k/m² | ¥293k/m² | – |
| 2011 | ¥122k/m² | ¥238k/m² | – |
| 2012 | ¥135k/m² | ¥224k/m² | – |
| 2013 | ¥140k/m² | ¥225k/m² | – |
| 2014 | ¥150k/m² | ¥229k/m² | – |
| 2015 | ¥127k/m² | ¥229k/m² | ¥355k/m² |
| 2016 | ¥147k/m² | ¥232k/m² | – |
| 2017 | ¥156k/m² | ¥227k/m² | ¥329k/m² |
| 2018 | ¥130k/m² | ¥220k/m² | – |
| 2019 | ¥154k/m² | ¥223k/m² | ¥329k/m² |
| 2020 | ¥126k/m² | ¥247k/m² | ¥295k/m² |
| 2021 | ¥137k/m² | ¥238k/m² | ¥338k/m² |
| 2022 | ¥147k/m² | ¥236k/m² | ¥335k/m² |
| 2023 | ¥150k/m² | ¥230k/m² | ¥313k/m² |
| 2024 | ¥138k/m² | ¥213k/m² | ¥308k/m² |
| 2025 | ¥152k/m² | ¥225k/m² | ¥329k/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 | ¥77k/m² | ¥115k/m² | ¥238k/m² | – |
| 2008 | ¥77k/m² | ¥100k/m² | ¥236k/m² | – |
| 2009 | ¥76k/m² | ¥92k/m² | ¥233k/m² | – |
| 2010 | ¥68k/m² | ¥92k/m² | ¥230k/m² | ¥265k/m² |
| 2011 | ¥74k/m² | ¥96k/m² | ¥172k/m² | ¥264k/m² |
| 2012 | ¥60k/m² | ¥88k/m² | ¥141k/m² | ¥258k/m² |
| 2013 | ¥66k/m² | ¥91k/m² | ¥154k/m² | ¥267k/m² |
| 2014 | ¥57k/m² | ¥88k/m² | ¥163k/m² | ¥267k/m² |
| 2015 | ¥52k/m² | ¥90k/m² | ¥170k/m² | ¥262k/m² |
| 2016 | ¥49k/m² | ¥92k/m² | ¥157k/m² | ¥258k/m² |
| 2017 | ¥56k/m² | ¥96k/m² | ¥150k/m² | ¥267k/m² |
| 2018 | ¥53k/m² | ¥87k/m² | ¥144k/m² | ¥261k/m² |
| 2019 | ¥53k/m² | ¥85k/m² | ¥141k/m² | ¥252k/m² |
| 2020 | ¥45k/m² | ¥82k/m² | ¥126k/m² | ¥245k/m² |
| 2021 | ¥48k/m² | ¥77k/m² | ¥130k/m² | ¥241k/m² |
| 2022 | ¥43k/m² | ¥80k/m² | ¥127k/m² | ¥229k/m² |
| 2023 | ¥43k/m² | ¥79k/m² | ¥118k/m² | ¥234k/m² |
| 2024 | ¥45k/m² | ¥70k/m² | ¥142k/m² | ¥227k/m² |
| 2025 | ¥42k/m² | ¥69k/m² | ¥138k/m² | ¥200k/m² |
| 2026 (partial) | ¥33k/m² | ¥71k/m² | ¥139k/m² | – |
Prices by area in Yamaguchi
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 |
|---|---|---|---|---|---|
| Yamaguchi City | ¥223k/m² | ¥13.0M | ¥14.0M | ¥30k/m² | +0.5% |
| Shimonoseki City | ¥173k/m² | ¥13.0M | ¥13.0M | ¥32k/m² | -2.0% |
| Shunan City | ¥163k/m² | ¥11.0M | ¥17.5M | ¥45k/m² | +8.9% |
| Hofu City | – | – | ¥19.5M | ¥20k/m² | – |
| Kudamatsu City | – | – | ¥22.0M | ¥50k/m² | – |
| Iwakuni City | – | – | ¥15.0M | ¥33k/m² | – |
| Hikari City | – | – | ¥17.0M | ¥21k/m² | – |
| Ube City | – | – | ¥9.0M | ¥33k/m² | – |
| Yanai City | – | – | ¥7.1M | ¥23k/m² | – |
| San-yoonoda City | – | – | ¥6.3M | ¥19k/m² | – |
| Hagi City | – | – | ¥4.4M | ¥14k/m² | – |
| Suooshima Town, Oshima County | – | – | ¥2.7M | – | – |
| Nagato City | – | – | ¥3.0M | ¥9k/m² | – |
Prices near train stations in Yamaguchi
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 |
|---|---|---|---|---|---|
| Hofu (防府) | ¥17.0M | ¥215k/m² | ¥16.0M | 19 | 328 |
| Tokuyama (徳山) | ¥13.0M | ¥181k/m² | ¥17.0M | 14 | 204 |
| Shimonoseki (下関) | ¥13.0M | ¥163k/m² | ¥9.7M | 14 | 192 |
| Yamaguchi(Yamaguchi) (山口(山口)) | ¥17.0M | ¥200k/m² | ¥12.0M | 18 | 164 |
| Yudaonsen (湯田温泉) | ¥7.6M | ¥161k/m² | ¥17.0M | 15 | 155 |
| Hatabu (幡生) | ¥14.0M | ¥177k/m² | ¥20.0M | 16 | 137 |
| Shin Shimonoseki (新下関) | ¥14.5M | ¥200k/m² | ¥22.5M | 18 | 134 |
| Kudamatsu(Yamaguchi) (下松(山口)) | – | – | ¥20.5M | 15 | 124 |
| Iwakuni (岩国) | ¥16.0M | ¥231k/m² | ¥25.0M | 10 | 122 |
| Chofu(Yamaguchi) (長府) | ¥14.5M | ¥193k/m² | ¥13.0M | 18 | 121 |
| Shin Nanyo (新南陽) | – | – | ¥18.0M | 18 | 102 |
| Hikari (光) | – | – | ¥14.5M | 14 | 100 |
| Ozuki (小月) | – | – | ¥10.5M | 16 | 95 |
| Kotoshiba (琴芝) | ¥15.0M | ¥188k/m² | ¥8.0M | 11 | 76 |
| Ube Shinkawa (宇部新川) | ¥13.0M | ¥250k/m² | ¥9.3M | 8 | 75 |
Used condo prices by layout in Yamaguchi
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥15.0M | 70 m² | 260 |
| 4LDK | ¥17.0M | 85 m² | 127 |
| 2LDK | ¥14.0M | 65 m² | 63 |
| 1K | ¥2.5M | 15 m² | 20 |
How much does an apartment cost in Yamaguchi?
The median used condo (mansion) in Yamaguchi sold for ¥15.0M in 2025, about ¥200k/m², based on 151 recorded sales.
How much does a house cost in Yamaguchi?
The median house sale, including the land, was ¥12.0M in 2025 across 1160 sales.
Are property prices in Yamaguchi going up?
Over the five years to 2025, condo prices per m² changed +6.7% and residential land prices changed +16.7%.
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.