What is the average property price in Sapporo?

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

Everything you need to know before buying real estate is included in our Japan Property 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 Sapporo. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At BambooRoutes, we explore the Japanese real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Sapporo, Tokyo, and Osaka. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average property price in Sapporo?

The average residential property price in Sapporo stands at ¥27.6 million as of September 2025, which translates to approximately $188,500.

This figure represents the citywide average and includes significant variation based on location, with central Chuo-ku properties averaging ¥52 million and above, while outer wards like Teine-ku and Minami-ku offer properties around ¥24 million.

Land prices specifically average between ¥110,800 and ¥115,599 per square meter across the city, though premium central locations in Chuo-ku command prices up to ¥785,944 per square meter. The Sapporo residential market has shown remarkable stability with consistent growth, making it one of Japan's most attractive property investment destinations.

For apartments and condominiums, the average transaction price reached ¥61.2 million in March 2025, with a per-square-meter price averaging ¥279,800. This represents a healthy appreciation from previous years while maintaining affordability compared to other major Japanese cities.

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

Property prices in Sapporo vary significantly across different property types, with apartments, detached houses, and luxury properties each occupying distinct price ranges.

Apartments and condominiums represent the mid-tier market, with average prices of ¥61.2 million for new central properties and ¥25-35 million for modern 2-bedroom units in mid-tier wards. The per-square-meter price for condos averages ¥279,800, making them accessible for both investors and owner-occupiers.

Detached houses offer more variety, ranging from ¥20-30 million for typical properties to ¥30 million for fully custom new homes. Houses in outer wards like Teine and Minami can be found around ¥24 million, while central Chuo-ku houses command ¥52 million and above.

Luxury properties represent the premium segment, with high-end houses in Chuo-ku averaging ¥52 million and above, while luxury condos and penthouses in prime locations can reach ¥100 million or more. These properties typically feature premium amenities, prime locations, and superior construction quality.

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

Which neighborhoods are the most expensive, which are the most affordable, and which are up-and-coming?

Ward/Area	Land Price per m²	Category	Key Features
Chuo-ku	¥785,944	Most Expensive	Central location, prestige, premium amenities
Kita-ku	¥211,590	Expensive	Hokkaido University area, student demand
Toyohira-ku	¥174,331	Mid-Range	Sapporo Dome, commercial growth
Nishi-ku	¥150,419	Up-and-Coming	Balanced area, mixed-use development
Higashi-ku	¥143,798	Up-and-Coming	Urban development, affordable entry
Shiroishi-ku	¥141,491	Affordable	Well-connected, emerging area
Atsubetsu-ku	¥136,554	Affordable	Growth potential, suburban feel
Teine-ku	Below average	Most Affordable	Ski resort access, tourist appeal
Minami-ku	Below average	Most Affordable	Nature access, large properties

What's the price per square meter in different areas of the city?

Land prices per square meter in Sapporo show dramatic variation depending on the specific ward and proximity to central amenities.

The premium central district of Chuo-ku commands the highest prices at ¥785,944 per square meter, reflecting its status as the city's business and cultural center with superior infrastructure and amenities. Kita-ku, home to Hokkaido University, follows at ¥211,590 per square meter due to consistent student and academic demand.

Mid-tier areas include Toyohira-ku at ¥174,331 per square meter, benefiting from the Sapporo Dome and commercial development, while Nishi-ku offers ¥150,419 per square meter with its balanced mixed-use character. Higashi-ku and Shiroishi-ku present good value at ¥143,798 and ¥141,491 per square meter respectively, offering urban convenience at lower prices.

The most affordable options are found in Atsubetsu-ku at ¥136,554 per square meter, while outer wards like Teine-ku and Minami-ku offer significantly lower prices per square meter, making them attractive for buyers seeking larger properties or investment opportunities with growth potential.

The citywide average ranges between ¥110,800 and ¥115,599 per square meter, providing a baseline for comparison across different neighborhoods.

What's the typical total purchase cost once fees and taxes are added?

The total purchase cost for property in Sapporo extends 6-8% beyond the listed property price due to various mandatory fees and taxes.

For a typical apartment purchase, buyers should budget an additional ¥2-5 million above the property price to cover all associated costs. The largest component is the real estate agent fee, calculated at 3% of the purchase price plus ¥60,000 plus consumption tax.

Registration and transfer taxes account for approximately 2% of the assessed property value, while the real estate acquisition tax represents a one-time payment of 3% of the assessed value. Stamp duty ranges from ¥10,000 to ¥60,000 depending on the property value.

Additional costs include legal fees for the judicial scrivener (¥100,000-¥150,000), property insurance, bank processing fees, and miscellaneous charges totaling at least ¥50,000. For a ¥30 million property, total additional costs typically range from ¥1.8 to ¥2.4 million.

Buyers should also factor in immediate move-in costs such as utilities connection, property management fees for apartments, and any necessary renovations or furnishing expenses.

How do property taxes and ownership costs impact the total budget?

Property ownership in Sapporo involves annual taxation and ongoing costs that significantly impact the total budget for property owners.

The standard property tax rate is 1.4% of the assessed property value annually, though this can vary between 1.4% and 1.7% in Hokkaido. Additionally, owners pay a city planning tax ranging from 0.2% to 0.4% of the assessed value, creating a combined annual tax burden of approximately 1.6% to 2.1% of the property's assessed value.

For apartment owners, monthly maintenance and reserve fund fees are mandatory, typically ranging from ¥10,000 to ¥30,000 per month depending on the building's amenities and age. These fees cover common area maintenance, building insurance, and major repair reserves.

Utility costs in Sapporo are notably higher during winter months due to extensive heating requirements, with monthly heating bills potentially reaching ¥20,000-¥40,000 for larger properties during peak winter months. Property insurance is strongly recommended and typically costs ¥20,000-¥50,000 annually.

For a ¥30 million property, annual ownership costs including taxes, maintenance, and utilities typically range from ¥600,000 to ¥1,200,000, representing 2-4% of the property value annually.

What does a standard mortgage look like in terms of rates, duration, and monthly payments?

Mortgage options in Sapporo offer competitive rates and terms, making property purchases accessible for qualified buyers.

Fixed-rate mortgages through the Flat 35 program offer 35-year terms with interest rates ranging from 1.8% to 3.8%, depending on the specific product and borrower qualifications. Variable rate mortgages start lower at 0.5% to 1.5% initially but carry the risk of rate increases over time.

Most banks require a minimum down payment of 20% of the property value, though some institutions offer 90% financing for highly qualified borrowers. Foreign buyers typically need to be residents of Japan and demonstrate stable income to qualify for mortgages.

For a ¥30 million property with a ¥24 million mortgage at 1.9% interest over 35 years, monthly payments would be approximately ¥100,000 to ¥110,000, excluding property taxes and maintenance fees. This calculation assumes a ¥6 million down payment (20% of purchase price).

Borrowers should factor in mortgage insurance, bank processing fees, and potential early repayment penalties when evaluating total financing costs. The Japanese mortgage market generally favors borrowers with stable employment and strong credit histories.

What are some concrete examples of recent purchase prices for different property types?

Recent transactions in Sapporo's property market provide clear benchmarks for current pricing across different property categories.

1. **Central Chuo-ku luxury tower (3-bedroom condo, new construction)**: ¥61.2 million (March 2025)2. **Modern 2-bedroom condo in mid-tier ward**: ¥25-35 million range3. **Detached house in outer ward (Teine, Minami)**: Approximately ¥24 million4. **Small or older condo/house in peripheral ward**: ¥10-15 million range5. **High-end penthouse in prime central location**: ¥100+ million6. **Custom-built new detached home**: Around ¥30 million7. **Student-oriented property near Hokkaido University**: ¥15-25 million8. **Ski resort access property in Teine-ku**: ¥20-35 million

These examples reflect the market reality as of September 2025, with prices varying significantly based on location, property age, size, and amenities. New construction commands premium prices, while older properties offer value opportunities for renovation-minded buyers.

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

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 five years ago, and compared to one year ago?

Sapporo's property market has demonstrated exceptional growth momentum, outpacing most other major Japanese cities in price appreciation.

Over the past year, residential property prices have increased 3-5% overall, with condominiums showing stronger growth at 5% annually. Land prices have experienced even more robust growth at 8.4% year-over-year, reflecting strong demand and limited supply in desirable areas.

The five-year trend reveals remarkable appreciation, with land prices rising 40.6% since 2019. This substantial increase reflects Sapporo's growing recognition as an attractive investment destination and lifestyle choice within Japan.

The most impressive performance comes from the 10-year perspective, where land prices have increased 81.6% compared to 2014 levels. This growth rate significantly exceeds Tokyo's 28.8% increase over the same period, making Sapporo one of Japan's strongest performing real estate markets.

This appreciation trend has been driven by infrastructure development, increased tourism (especially winter sports), growing recognition of Sapporo's lifestyle benefits, and relative affordability compared to Tokyo and Osaka. The upcoming 2030 Winter Olympics is expected to further accelerate growth in strategic areas.

What are the short-term, mid-term (5 years), and long-term (10 years) price forecasts?

Sapporo's property market outlook remains positive across all time horizons, supported by strong fundamentals and upcoming catalysts.

Short-term forecasts for 2026-2027 project moderate annual growth of 3-4%, driven by continued infrastructure investment and foreign buyer interest. This steady appreciation is expected to maintain Sapporo's position as Japan's fastest-growing major real estate market while preserving affordability advantages.

Mid-term projections for the next five years anticipate sustained growth with central city areas expected to outperform suburban locations due to ongoing urbanization and new developments. The 2030 Winter Olympics will likely create additional momentum, particularly for properties in central wards and areas with tourist access.

Long-term forecasts over 10 years suggest continued strong performance, though growth rates may moderate as prices reach higher absolute levels. Infrastructure projects, including potential subway expansions and Sapporo Station area redevelopment, are expected to create localized appreciation hotspots.

Climate change considerations may actually benefit Sapporo's long-term prospects, as the city's cooler summers and winter sports infrastructure become increasingly valuable. Demographic trends favoring northern cities in Japan could support sustained demand growth.

Overall, experts expect Sapporo to maintain its position as Japan's most attractive major city for real estate appreciation, though at more moderate rates than the exceptional 81.6% growth seen over the past decade.

What are the smartest choices today depending on whether you want to live in the property, rent it out short-term, rent it out long-term, or buy to resell later?

Investment strategy in Sapporo should align with specific objectives, as different areas and property types serve different purposes optimally.

For owner-occupiers seeking to live in the property, Chuo-ku and Nishi-ku offer the ideal combination of access to amenities, cultural attractions, and business centers. Families preferring more space and value should consider Minami-ku and Teine-ku, which provide larger properties at lower prices with good access to nature and recreational facilities.

Long-term rental investors should focus on central areas with consistent professional and student demand, particularly around Hokkaido University in Kita-ku and business districts in Chuo-ku. These areas typically generate 4-5% rental yields citywide, significantly better than Tokyo's 3.44% average, making them attractive for buy-and-hold strategies.

Short-term rental opportunities perform best in Susukino, Odori, and neighborhoods with ski resort or tourist access. Winter sports season and summer festivals create strong seasonal demand, while the upcoming 2030 Olympics will likely increase year-round tourist accommodation needs.

For buy-to-resell strategies, focus on wards near infrastructure projects, particularly areas around Sapporo Station redevelopment and potential subway expansions. New central developments and up-and-coming neighborhoods like Nishi-ku and Higashi-ku offer the best appreciation potential for medium-term flipping strategies.

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

How do Sapporo property prices compare with other similar large cities in Japan or internationally?

City	Average House Price (2025)	Year-over-Year Growth	Notes
Tokyo	¥91.4 million	+10.7%	Most expensive, central areas ¥120M+
Osaka	¥55-56 million	~+5%	Rents 55% higher than Sapporo
Fukuoka	¥55-56 million	~+5%	Comparable to Osaka pricing
Sapporo (Central)	¥51.5 million	+5.8%	Lower price, higher land growth
Sapporo (Citywide)	¥27.6 million	+3-5%	Exceptional value proposition

Sapporo offers exceptional value compared to other major Japanese cities, with significantly lower entry costs while delivering superior long-term appreciation. The city's average house price of ¥27.6 million represents less than one-third of Tokyo's ¥91.4 million average, yet Sapporo has generated 81.6% land price appreciation over 10 years compared to Tokyo's 28.8%.

Internationally, Sapporo's price per square meter remains below equivalent cities in Korea, Taiwan, and China, making it attractive for regional investors seeking Japanese market exposure. The combination of lower absolute prices, stronger growth rates, and better rental yields positions Sapporo as one of Asia-Pacific's most compelling real estate investment destinations.

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. Sapporo Price Forecasts
2. Sapporo Property Market Analysis
3. Sapporo Area Guide
4. Japan Apartment Costs
5. Juwai Asia Property Report
6. Hokkaido Property Tax Rates
7. SMBC Housing Loan Rates
8. Japan Flat 35 Loan Statistics
9. Sapporo Real Estate Trends
10. Japan Property Price History