What is the average property price in Kyoto?

Authored by the expert who managed and guided the team behind the Japan Property Pack

Yes, the analysis of Kyoto's property market is included in our pack

Who is the author of this content?

BAMBOOROUTES

A team specialized in real estate investing in APAC countries (Japan, Thailand, Indonesia, Australia, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Kyoto. If you'd like to learn more about us, you can check our presentation page.

What's the current average property price in Kyoto?

As of September 2025, the average property price in Kyoto stands at ¥60 million for houses, representing a significant milestone in the city's real estate evolution.

This figure encompasses a diverse range of properties across Kyoto's various districts, from modern suburban homes to traditional machiya townhouses. The city center apartment market commands approximately ¥87,000 per square meter, reflecting a 34% increase from ¥65,000 per square meter recorded in 2020.

Standard family-size apartments typically range between ¥30-40 million, while traditional machiya properties average ¥75 million. These prices reflect Kyoto's unique position as Japan's cultural capital, where historical significance and limited supply drive premium valuations compared to purely residential markets.

The luxury segment in prime areas like Gion and Higashiyama commands substantially higher prices, with premium properties reaching ¥120-150 million. Suburban three-bedroom houses offer more accessible entry points at ¥45-60 million, providing families with cost-effective alternatives while maintaining access to Kyoto's cultural amenities.

It's something we develop in our Japan property pack.

How do prices differ between apartments, houses, and luxury properties?

Kyoto's property market shows distinct pricing tiers based on property type, with luxury homes commanding the highest premiums due to their scarcity and cultural significance.

City center houses average ¥60 million, representing a 25% increase over five years, while luxury homes in prime areas command ¥135 million on average, showing a dramatic 40% appreciation. This disparity reflects the intense competition for properties in historically significant neighborhoods where development restrictions limit new supply.

Apartments in the city center cost approximately ¥87,000 per square meter, making them more accessible than standalone houses while still offering central location benefits. Three-bedroom suburban houses provide the middle ground at ¥52 million average, delivering family-friendly space at more moderate prices than central properties.

Traditional machiya townhouses occupy a unique market segment at ¥75 million average, reflecting their cultural value and renovation potential. These properties often require significant investment beyond the purchase price but offer irreplaceable architectural heritage and strong appreciation prospects in Kyoto's preservation-focused market.

Which neighborhoods are the most expensive, which are the most budget-friendly, and which are the upcoming hot spots?

Kyoto's neighborhood pricing reflects the city's cultural hierarchy, with historic districts commanding premium prices while outer wards offer value opportunities.

The most expensive neighborhoods center around Kyoto's cultural heart: Gion, Higashiyama, Nakagyo, Sakyo, Kamigyo, and Shimogyo. Properties in Gion and Higashiyama regularly exceed ¥130-150 million for luxury homes, with prime locations commanding over ¥272,000 per square meter due to their UNESCO World Heritage proximity and strict preservation regulations.

Budget-friendly options concentrate in Fushimi ward and outer districts like Kameoka, where family-oriented neighborhoods offer homes starting from ¥20-40 million. These areas provide excellent transportation connections to central Kyoto while maintaining more affordable pricing structures for cost-conscious buyers.

Emerging hot spots include suburban districts experiencing increased interest due to remote work trends and counterurbanization movements. Areas with good train connections but lower current prices show growing appeal among buyers seeking space and value while maintaining Kyoto access.

The neighborhood selection significantly impacts both purchase price and long-term appreciation potential, with historic districts showing consistently stronger growth despite higher entry costs.

How do property prices vary depending on the size or surface area?

Kyoto property pricing by surface area reveals significant variations between central and peripheral locations, with city center apartments commanding premium per-square-meter rates.

Size considerations extend beyond simple square meterage to include property configuration, with traditional machiya often featuring unique layouts that don't translate directly to modern per-square-meter calculations. These properties require specialized valuation approaches considering their cultural and architectural significance.

What's the typical total purchase price once you include agent fees, registration costs, and other taxes?

The complete cost of purchasing property in Kyoto extends significantly beyond the listed price, with total additional expenses typically reaching 6-8% of the purchase value.

Agent and broker commissions follow Japan's standard structure of 3% of the purchase price plus ¥60,000, with consumption tax applied to the total. For a ¥60 million property, this translates to approximately ¥1.956 million in brokerage fees alone.

Registration and acquisition taxes add another substantial cost layer, typically amounting to 3-4% of the property sale price. These taxes cover the legal transfer of ownership and property registration with local authorities, essential steps in Japan's comprehensive property documentation system.

Stamp duty scales upward with property value, adding incremental costs for higher-priced properties. Additional expenses include legal fees, property inspection costs, and initial insurance premiums, which collectively contribute to the total transaction cost.

For a typical ¥60 million Kyoto property purchase, buyers should budget approximately ¥3.6-4.8 million in additional costs beyond the property price, making total investment around ¥63.6-64.8 million including all fees and taxes.

Don't lose money on your property in Kyoto

100% of people who have lost money there have spent less than 1 hour researching the market. We have reviewed everything there is to know. Grab our guide now.

Download Now

How much should you expect to pay yearly in property taxes and maintenance?

Annual property ownership costs in Kyoto include both mandatory taxes and maintenance expenses that vary significantly by property type and age.

Property tax represents the primary annual obligation, calculated at 1.4% of the property's assessed value yearly. For a ¥60 million property, this translates to approximately ¥840,000 annually, though assessed values sometimes differ from market prices, potentially reducing the actual tax burden.

Maintenance costs depend heavily on property type and age. Apartment and condominium owners typically pay ¥10,000-15,000 monthly for professional management services, covering common area maintenance, security, and building upkeep. This amounts to ¥120,000-180,000 annually for shared maintenance responsibilities.

House owners bear full responsibility for maintenance costs, which vary dramatically based on property age and condition. Traditional machiya and older homes often require higher ongoing maintenance due to their age and specialized construction materials, potentially requiring ¥200,000-500,000 annually for proper upkeep.

Modern properties generally require lower maintenance expenditures, though owners should budget for regular repairs, utilities, and property improvements to maintain value and habitability standards.

If you're financing, what's the usual mortgage rate and average monthly repayment cost right now?

Kyoto property financing in 2025 offers relatively favorable interest rates, though access varies significantly between residents and non-residents.

Fixed-term Flat 35 mortgage rates range from approximately 1.95% to 3.69% depending on the specific product and loan-to-value ratio. Variable rate mortgages offer lower initial rates between 0.53-0.73%, though they carry interest rate fluctuation risk over the loan term.

Loan-to-value ratios typically reach up to 80% for Japanese residents, while non-residents often face more restrictive lending criteria with lower maximum ratios. This difference significantly impacts the required down payment and overall financing structure for international buyers.

For a ¥60 million house purchase with a 20% down payment (¥12 million), the remaining ¥48 million financed at 1.95% fixed rate would generate monthly repayments between ¥165,000-¥185,000 for 30-35 year terms. These calculations exclude property insurance and taxes, which add to the total monthly housing cost.

It's something we develop in our Japan property pack.

What are some example purchase prices for different property types and areas in Kyoto?

Kyoto's diverse property market offers options across a wide price spectrum, from budget renovations to luxury historic properties.

Many properties in the lower price ranges are designated "non-rebuildable," meaning owners can renovate but cannot demolish and rebuild. This restriction affects financing options and long-term value considerations, requiring careful evaluation during the purchase process.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in Japan versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

How have prices changed compared to one year ago, and compared to five years ago?

Kyoto's property market demonstrates consistent upward momentum, with acceleration in recent years driven by cultural tourism recovery and international investment interest.

One-year price changes show continued growth of 3-4% for standard properties, while luxury and central properties experienced stronger appreciation of 5-7%. This differential reflects ongoing demand concentration in Kyoto's most culturally significant areas where supply remains permanently constrained.

Five-year growth patterns reveal more dramatic changes, with citywide average house prices increasing from ¥48 million in 2020 to ¥60 million in 2025, representing 25% appreciation. Luxury properties and central areas experienced even stronger growth, with some segments showing 40% increases over the same period.

The appreciation acceleration reflects multiple factors including post-pandemic tourism recovery, increased domestic investment in cultural assets, and growing international recognition of Kyoto's unique investment characteristics. Central historic districts continue outpacing suburban areas due to their irreplaceable cultural significance and development restrictions.

Price per square meter in city center apartments increased 34% from ¥65,000 to ¥87,000 over five years, demonstrating sustained demand for central living despite overall price increases.

What are the price forecasts for the next 1 year, 5 years, and 10 years?

Kyoto property price forecasts suggest continued appreciation, though at potentially more moderate rates than the recent acceleration period.

Short-term projections for 2026-2027 anticipate annual growth of 3-5% for most property types, with central areas and luxury segments potentially exceeding these averages. The 2027 average house price projection reaches ¥66-69 million, representing steady but sustainable growth from current levels.

Medium-term forecasts through 2030 project average house prices reaching ¥69-73 million, assuming current market trends persist. These projections incorporate factors including limited supply in historic districts, ongoing cultural significance, and Japan's demographic changes affecting property demand patterns.

Long-term projections to 2035 suggest central district properties could reach ¥80-95 million, though these forecasts carry high uncertainty due to potential economic shifts, regulatory changes, and evolving tourism patterns. The unique cultural value of Kyoto properties provides some insulation from broader economic fluctuations affecting purely residential markets.

Central and historic areas likely will continue outperforming suburban properties due to their irreplaceable character and strict development limitations that permanently constrain supply expansion.

If you're buying to live, to rent short term (like Airbnb), to rent long term, or to resell later, what are the smartest options today?

Kyoto property investment strategies in 2025 require careful consideration of regulatory environments and market dynamics specific to each approach.

Buy-to-live strategies work best for long-term cultural immersion, particularly in central and historic areas showing strong appreciation potential. These locations offer irreplaceable lifestyle benefits while building equity through Kyoto's unique market dynamics.

Long-term rental investments provide steady yields of 2-3% with high occupancy rates, particularly in student districts and areas with urban commuter demand. The stability compensates for relatively modest returns compared to other Japanese cities, with Sakyo ward near universities showing consistently strong rental demand.

Short-term rental opportunities can generate approximately twice the cash flow of long-term rentals, with successful properties averaging ¥5 million annually in revenue. However, strict regulations limit many central zones to 60 days annually for short-term rentals, requiring professional management and careful location selection to maximize the limited operating window.

Resale investment prospects remain strongest for machiya, luxury properties, and central ward locations where appreciation consistently outpaces the general market. These properties benefit from limited supply and growing recognition of their cultural value among both domestic and international buyers.

It's something we develop in our Japan property pack.

How do Kyoto's property prices compare to other major Japanese cities like Osaka, Tokyo, or Fukuoka?

Kyoto occupies a unique middle position in Japan's urban property hierarchy, offering cultural prestige at more accessible prices than Tokyo while commanding premiums over most regional cities.

Tokyo remains significantly more expensive, with average apartments in the 23 wards costing ¥875,000 per square meter compared to Kyoto's ¥87,000. House prices in central Tokyo exceed ¥91 million average, making Kyoto's ¥60 million average appear relatively accessible despite its cultural significance.

Osaka provides closer price comparisons, with average house prices ranging ¥35-56 million and generally lower per-square-meter costs than Kyoto. However, Osaka often delivers slightly higher rental yields, making it attractive for pure investment returns despite lacking Kyoto's cultural cachet.

Fukuoka presents the value alternative among major Japanese cities, with significantly lower property prices but offering 4-5% rental yields and rapid appreciation. For investors prioritizing returns over cultural significance, Fukuoka's growth market provides compelling alternatives to Kyoto's heritage premium.

Kyoto's pricing reflects its cultural significance and tourism appeal, justifying premiums over purely commercial or residential markets while remaining accessible compared to Japan's financial centers.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. BambooRoutes - Kyoto Property Analysis
2. BambooRoutes - Kyoto Price Forecasts
3. BambooRoutes - Kyoto Real Estate Market
4. E-Housing Japan - House Prices in Japan
5. The Luxury Japan - Most Expensive Areas in Kyoto
6. BambooRoutes - Kyoto Area Guide
7. BambooRoutes - Average House Price Japan
8. Statista - Japan Home Loan Interest Rates
9. Airbtics - Kyoto Airbnb Revenue
10. BambooRoutes - Kyoto Real Estate Trends