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
If you're looking to rent out a property in Kyoto, understanding the current rental market is essential to setting the right price and attracting tenants.
This guide breaks down typical rents, neighborhood trends, tenant preferences, and landlord costs in Kyoto as of January 2026.
We constantly update this blog post to reflect the latest data and market conditions.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Kyoto.
Insights
- Kyoto studio rents average around ¥50,000 per month in January 2026, which is roughly 15% lower than Tokyo's equivalent, making it attractive for students and young professionals relocating to Japan's cultural capital.
- Central Kyoto wards like Nakagyo-ku and Shimogyo-ku command rent premiums of 20% to 30% above the citywide average due to walkability, transit access, and lifestyle amenities.
- Kyoto's rental vacancy rate sits near 4% for long-term rentals, much tighter than Japan's national vacant-home headlines suggest, because well-located stock in the city stays in demand.
- February through April is Kyoto's peak rental season, driven by university enrollment and job transfers, so landlords listing during this window typically fill units faster.
- A 1LDK apartment in Kyoto rents for approximately ¥76,000 per month, but properties near Karasuma or Shijo stations can exceed ¥90,000 due to strong professional demand.
- Rent growth in Kyoto is projected at 2% to 4% for 2026, supported by rising wages, tourism employment, and limited new supply in heritage-protected central areas.
- Properties within a 5-minute walk of a subway or JR station in Kyoto typically rent 10% to 15% faster than those farther away, reducing vacancy risk for landlords.
- Expats in Kyoto concentrate in central Nakagyo and near Kyoto Station, where English-friendly services and short-term corporate lease options are more readily available.
What are typical rents in Kyoto as of 2026?
What's the average monthly rent for a studio in Kyoto as of 2026?
As of January 2026, the average monthly rent for a studio apartment in Kyoto is approximately ¥50,000, which works out to around $330 USD or €310 EUR.
That said, most studios in Kyoto fall within a realistic range of ¥35,000 to ¥65,000 per month (roughly $230 to $430 USD or €220 to €405 EUR), depending on location and building age.
The main factors that push Kyoto studio rents higher or lower are proximity to major train stations like Kyoto Station or Karasuma, building age and whether it meets modern seismic standards, and the specific ward where the property is located.
What's the average monthly rent for a 1-bedroom in Kyoto as of 2026?
As of January 2026, the average monthly rent for a 1-bedroom apartment (typically called a 1LDK in Japan) in Kyoto is approximately ¥76,000, which equals around $505 USD or €475 EUR.
Most 1-bedroom apartments in Kyoto rent within a range of ¥55,000 to ¥100,000 per month (roughly $365 to $665 USD or €345 to €625 EUR), with the variation largely tied to location and amenities.
Outer wards like Fushimi-ku and Nishikyo-ku tend to have the cheapest 1-bedroom rents in Kyoto, while central areas like Nakagyo-ku and Shimogyo-ku consistently command the highest prices.
What's the average monthly rent for a 2-bedroom in Kyoto as of 2026?
As of January 2026, the average monthly rent for a 2-bedroom apartment (typically a 2LDK) in Kyoto is approximately ¥97,000, which translates to around $645 USD or €605 EUR.
Most 2-bedroom apartments in Kyoto fall within a realistic range of ¥70,000 to ¥130,000 per month (roughly $465 to $865 USD or €440 to €810 EUR), depending on size, location, and building condition.
Family-oriented areas like Sakyo-ku and Fushimi-ku offer more affordable 2-bedroom options, while premium central locations near Shijo-Karasuma or Kyoto Station push rents toward the higher end of the spectrum.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Kyoto.
What's the average rent per square meter in Kyoto as of 2026?
As of January 2026, the average rent per square meter in Kyoto is approximately ¥2,100, which equals around $14 USD or €13 EUR per square meter per month.
Across different Kyoto neighborhoods, rent per square meter typically ranges from ¥1,700 to ¥2,500 (roughly $11 to $17 USD or €10 to €16 EUR), with central wards commanding the highest rates.
Compared to other major Japanese cities, Kyoto's rent per square meter sits below Tokyo (which often exceeds ¥3,000 per square meter) but is comparable to Osaka and slightly higher than many regional capitals.
Properties that push rent per square meter above average in Kyoto typically feature newer construction, modern seismic standards, proximity to subway stations, and in-unit amenities like auto-lock entry and separated bath and toilet areas.
How much have rents changed year-over-year in Kyoto in 2026?
As of January 2026, asking rents in Kyoto have increased by approximately 3% compared to January 2025.
The main factors driving this rent growth in Kyoto include rising wages and inflation across Japan, continued tourism-sector employment, and limited new housing supply in the heritage-protected central areas of the city.
This year's rent increase is broadly in line with 2025's trend, though slightly stronger in central wards where demand from young professionals and expats remains particularly firm.
What's the outlook for rent growth in Kyoto in 2026?
As of January 2026, we project Kyoto rents to grow by 2% to 4% over the course of the year, with central wards potentially seeing increases of 4% to 6%.
The key factors likely to influence Kyoto rent growth include continued wage increases across Japan, strong demand from students and tourism-sector workers, and the constrained supply of new housing in the city's historic core.
Neighborhoods expected to see the strongest rent growth in Kyoto are Nakagyo-ku, Shimogyo-ku, and areas immediately around Kyoto Station, where demand consistently outpaces available inventory.
Risks that could cause rent growth to differ from projections include a potential slowdown in tourism, economic uncertainty affecting wage growth, or unexpected increases in new apartment construction in outer wards.
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Kyoto as of 2026?
Which neighborhoods have the highest rents in Kyoto as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Kyoto are Shimogyo-ku near Kyoto Station, Nakagyo-ku in the city center, and parts of Minami-ku close to redevelopment zones, where studio rents can reach ¥60,000 to ¥70,000 ($400 to $465 USD or €375 to €440 EUR) per month.
These Kyoto neighborhoods command premium rents because they offer excellent transit access via subway and JR lines, walkable shopping and dining districts, and a mix of newer apartment buildings alongside renovated stock.
The tenant profile in these high-rent Kyoto areas typically includes young professionals working in central offices, expats on corporate assignments, and some students at nearby universities who prioritize location over space.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Kyoto.
Where do young professionals prefer to rent in Kyoto right now?
The top three neighborhoods where young professionals prefer to rent in Kyoto are Nakagyo-ku around Karasuma Oike and Nijo, Shimogyo-ku near Shijo and Karasuma, and Ukyo-ku around Saiin station for better value with good access.
Young professionals in these Kyoto neighborhoods typically pay between ¥60,000 and ¥90,000 per month (roughly $400 to $600 USD or €375 to €560 EUR) for a 1K or 1LDK apartment.
What attracts young professionals to these Kyoto areas includes short commute times, vibrant restaurant and cafe scenes, easy access to nightlife, and modern apartment buildings with amenities like auto-lock entry.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Kyoto.
Where do families prefer to rent in Kyoto right now?
The top three neighborhoods where families prefer to rent in Kyoto are Sakyo-ku for its calm residential atmosphere, Nishikyo-ku for more space at reasonable prices, and Fushimi-ku for larger housing stock with commuter-friendly rail access.
Families in these Kyoto neighborhoods typically pay between ¥85,000 and ¥130,000 per month (roughly $565 to $865 USD or €530 to €810 EUR) for a 2LDK or 3LDK apartment.
Features that make these Kyoto neighborhoods attractive to families include larger floor plans, proximity to parks and green spaces, quieter residential streets, and a good balance between affordability and access to the city center.
Families in Sakyo-ku benefit from proximity to Kyoto University's affiliated schools, while Fushimi-ku and Nishikyo-ku offer access to well-regarded public elementary and junior high schools with lower competition than central wards.
Which areas near transit or universities rent faster in Kyoto in 2026?
As of January 2026, the three areas near transit hubs or universities that rent fastest in Kyoto are Kyoto Station area, Karasuma-Shijo area, and the Demachiyanagi-Yoshida area near Kyoto University.
In these high-demand Kyoto areas, rental properties typically stay listed for just 14 to 30 days, compared to 45 to 60 days in less connected parts of the city.
Properties within a 5-minute walk of transit or universities in Kyoto command a rent premium of approximately ¥5,000 to ¥10,000 per month (roughly $35 to $65 USD or €30 to €60 EUR) compared to similar units farther away.
Which neighborhoods are most popular with expats in Kyoto right now?
The top three neighborhoods most popular with expats in Kyoto are central Nakagyo-ku and Shimogyo-ku for walkability and services, areas around Kyoto Station for connectivity and intercity travel, and northern Sakyo-ku pockets for a quieter, scenic lifestyle.
Expats in these Kyoto neighborhoods typically pay between ¥70,000 and ¥120,000 per month (roughly $465 to $800 USD or €440 to €750 EUR) for a furnished or unfurnished 1LDK or 2LDK apartment.
Features that attract expats to these Kyoto areas include availability of English-friendly services, easier access to short-term or corporate leases, international schools within commuting distance, and proximity to embassies and international business hubs.
The expat community in Kyoto is diverse, with significant representation from the United States, Europe, China, South Korea, and Southeast Asia, many of whom are researchers, English teachers, or professionals in the tourism and hospitality sectors.
And if you are also an expat, you may want to read our exhaustive guide for expats in Kyoto.
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Who rents, and what do tenants want in Kyoto right now?
What tenant profiles dominate rentals in Kyoto?
The top three tenant profiles that dominate the Kyoto rental market are university students, young professionals working in service and hospitality sectors, and researchers or academics affiliated with local universities.
In terms of market share, students represent approximately 35% to 40% of Kyoto's rental demand, young professionals account for around 30% to 35%, and academics plus expats make up roughly 15% to 20%, with families covering the remainder.
Students typically seek affordable 1R or 1K apartments under ¥50,000 per month, young professionals prefer 1K to 1LDK units in central locations, and families look for 2LDK or larger apartments in residential wards with good schools nearby.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Kyoto.
Do tenants prefer furnished or unfurnished in Kyoto?
In Kyoto, approximately 80% to 85% of long-term tenants prefer unfurnished apartments, while only 15% to 20% seek furnished units, which are more common among expats and short-term renters.
Furnished apartments in Kyoto typically command a rent premium of ¥10,000 to ¥20,000 per month (roughly $65 to $130 USD or €60 to €125 EUR) compared to equivalent unfurnished units.
Tenant profiles that tend to prefer furnished rentals in Kyoto include international students on exchange programs, expats on short-term corporate assignments, and researchers with temporary university positions.
Which amenities increase rent the most in Kyoto?
The top five amenities that increase rent the most in Kyoto are proximity to a major train station (especially subway or JR), newer building construction with modern seismic standards, auto-lock entry systems, separated bath and toilet areas, and in-unit laundry hookups or space.
In Kyoto, a 5-minute walk to a station can add ¥5,000 to ¥10,000 per month ($35 to $65 USD), auto-lock entry adds roughly ¥3,000 to ¥5,000 ($20 to $35 USD), and a separated bath and toilet can command an extra ¥2,000 to ¥4,000 ($13 to $27 USD) per month.
In our property pack covering the real estate market in Kyoto, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Kyoto?
The top five renovations that get the best ROI for rental properties in Kyoto are bathroom and washroom refreshes, kitchen fixture and storage upgrades, improved air conditioning units, better insulation or moisture control, and modernized flooring or lighting.
In Kyoto, a bathroom refresh typically costs ¥300,000 to ¥600,000 ($2,000 to $4,000 USD) and can increase monthly rent by ¥3,000 to ¥6,000, while a kitchen upgrade at ¥200,000 to ¥400,000 ($1,300 to $2,700 USD) often adds ¥2,000 to ¥5,000 per month.
Renovations that tend to have poor ROI in Kyoto include expensive full interior redesigns that exceed what tenants are willing to pay for, luxury finishes that don't match the neighborhood's rent ceiling, and structural changes that don't address core comfort issues like humidity and temperature control.
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 strong is rental demand in Kyoto as of 2026?
What's the vacancy rate for rentals in Kyoto as of 2026?
As of January 2026, the vacancy rate for long-term rental properties in Kyoto is approximately 4%, which indicates a relatively tight market for well-located units.
Across different Kyoto neighborhoods, vacancy rates range from around 2% to 3% in high-demand central wards like Nakagyo-ku, up to 6% to 8% in outer wards with older housing stock and less convenient transit access.
The current 4% vacancy rate in Kyoto is lower than Japan's national average for rental properties, and reflects sustained demand from students, young professionals, and tourism-sector workers that keeps well-located central units occupied.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Kyoto.
How many days do rentals stay listed in Kyoto as of 2026?
As of January 2026, the average number of days rentals stay listed in Kyoto is approximately 25 to 35 days for most property types.
Across different property types and Kyoto neighborhoods, days on market ranges from 14 to 30 days for studios near major stations, 21 to 45 days for 1LDK apartments in central wards, and 30 to 60 days for larger family units in outer areas.
Compared to one year ago, days on market in Kyoto has remained relatively stable, with a slight decrease in central wards due to continued strong demand from students and young professionals.
Which months have peak tenant demand in Kyoto?
The peak months for tenant demand in Kyoto are February through April, which is the spring moving season in Japan.
The specific factors driving this seasonal demand pattern in Kyoto include university enrollment in April, corporate job transfers that coincide with the Japanese fiscal year, and lease renewals that cluster around this period.
The months with the lowest tenant demand in Kyoto are typically June through August and November through early January, when fewer people relocate and competition among landlords for tenants increases slightly.
Buying real estate in Kyoto can be risky
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What will my monthly costs be in Kyoto as of 2026?
What property taxes should landlords expect in Kyoto as of 2026?
As of January 2026, a typical Kyoto landlord should expect to pay approximately ¥100,000 to ¥200,000 per year ($665 to $1,330 USD or €625 to €1,250 EUR) in combined property taxes for a standard residential rental unit.
Depending on the property's assessed value and location within Kyoto, annual property taxes can range from around ¥50,000 for smaller, older units in outer wards up to ¥300,000 or more for newer properties in central areas.
Property taxes in Kyoto are calculated based on the assessed value of the property, with Fixed Asset Tax at approximately 1.4% and City Planning Tax up to 0.3%, combining for a total rate of around 1.7% of assessed value.
Please note that, in our property pack covering the real estate market in Kyoto, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What maintenance budget per year is realistic in Kyoto right now?
A realistic annual maintenance budget for a typical rental property in Kyoto is approximately ¥70,000 to ¥120,000 per year ($465 to $800 USD or €440 to €750 EUR), depending on the property's age and condition.
In Kyoto, annual maintenance costs can range from around ¥50,000 for newer condos with lower repair needs up to ¥150,000 or more for older wooden buildings that require more frequent attention to humidity, insulation, and general wear.
Most landlords in Kyoto set aside approximately 8% to 12% of their annual rental income for maintenance, with those owning older properties leaning toward the higher end of that range.
What utilities do landlords often pay in Kyoto right now?
In Kyoto, landlords most commonly pay building or common-area management fees, while tenants are typically responsible for electricity, gas, water, and internet in long-term residential leases.
For properties where landlords cover common-area fees, the typical monthly cost is approximately ¥5,000 to ¥15,000 ($35 to $100 USD or €30 to €95 EUR), depending on the building's amenities and maintenance requirements.
The common practice in Kyoto is for tenants to pay all personal utilities directly, while landlords handle any building-level fees that are often built into the rent or listed as a separate monthly charge called "kanrihi" (management fee).
How is rental income taxed in Kyoto as of 2026?
As of January 2026, rental income in Kyoto is taxed as real estate income under Japan's progressive income tax system, meaning the rate depends on your total annual income and can range from 5% to 45% at the national level, plus local inhabitant taxes.
The main deductions landlords can claim against rental income in Kyoto include property taxes, repair and maintenance costs, management fees, insurance premiums, depreciation on the building, and professional service fees for tax preparation or property management.
A common tax mistake specific to Kyoto landlords is failing to properly account for depreciation on older wooden buildings, which can significantly reduce taxable income, or neglecting to track all allowable expenses throughout the year.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Kyoto.
We made this infographic to show you how property prices in Japan compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Kyoto, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| At Home (アットホーム) | It's one of Japan's largest property portals and it clearly states it computes averages from its own recent listing data. | We used its Kyoto City averages by floor plan (1R, 1LDK, 2LDK, etc.) as our baseline "typical rent" numbers. We then sanity-checked these against LIFULL HOME'S ward-level figures to make sure the central-ward premium shows up. |
| LIFULL HOME'S (Ward Rent Table) | LIFULL HOME'S is a major national housing platform and it explains its rent-souba methodology and update frequency. | We used its ward-by-ward rent levels to map the "expensive core vs. cheaper outer wards" pattern inside Kyoto. We also used it to name concrete high-rent wards like Shimogyo and Nakagyo for neighborhood examples. |
| LIFULL HOME'S (Station Popularity) | It's the same major platform, but this view usefully surfaces "popular station" and "family" segments. | We used it to highlight where rents cluster around big nodes like Kyoto Station and central stations like Karasuma. We also used the family segment to illustrate how 2LDK+ rents can jump in specific pockets. |
| e-Stat (Housing and Land Survey 2023) | This is Japan's official statistics portal, publishing government survey tables with transparent definitions. | We used it to ground our vacancy-rate discussion and to avoid relying on portal-only "inventory" signals. We use it mainly for definitions and structure, and then triangulate with market behavior from listing portals for a January 2026 "now" view. |
| e-Stat (DB View Table) | It's a direct view of a Housing and Land Survey table with the key vacancy categories spelled out. | We used it to ensure we're talking about vacancy in the same way official Japan stats do, including "for rent" vs other vacant categories. We then translate that into a practical landlord-friendly vacancy estimate for Kyoto in January 2026. |
| Bank of Japan (Regional Economic Report) | The BOJ is Japan's central bank and its regional reports are a primary macro source on local conditions. | We used it to frame the 2026 rent-growth outlook covering wages, prices, and regional demand conditions. We keep the macro story separate from the rent levels, which come from Kyoto-specific portal data. |
| MLIT (Land Price Data 2025) | MLIT is the national ministry responsible for land and housing policy and it publishes the official land-price survey datasets. | We used it to support the idea that well-located, tourism-heavy and redeveloping areas can keep pressure on housing costs. We use it as a structural backdrop, not as a direct rent estimator. |
| Reuters (Land Price Coverage) | It's a major international newsroom and, in this case, it explicitly attributes the claim to MLIT's survey. | We used it only as a readable summary of the MLIT land-price momentum and its spread into regional cities like Kyoto. We do not use it for rent numbers, only for the "why pressure exists" storyline. |
| Kyoto City (Fixed Asset Tax) | It's the municipal government website, which is the source of truth for local tax administration. | We used it to describe what Kyoto landlords actually pay locally in fixed asset tax and how it's administered. We then convert it into a simple annual budgeting rule-of-thumb for residential rentals. |
| Kyoto City (City Planning Tax) | It's the city government's official explanation of the tax and how it applies in Kyoto. | We used it to explain that city planning tax can apply up to a capped rate depending on area classification. We then fold it into the "all-in property tax" monthly cost estimate. |
| National Tax Agency (Rental Income) | The NTA is the national authority for income tax rules and filing. | We used it to explain how rental income is classified and the basic logic of taxable income after expenses. We keep it practical covering what gets deducted and what to track, and avoid edge-case tax law. |
| JETRO (Tax Overview) | JETRO is a Japanese government-related organization that publishes investor-facing regulatory summaries. | We used it as a second official-style cross-check that Japan's tax system concepts match what the NTA says covering classification, rates, and compliance posture. We use it to keep explanations simple for non-professional readers. |
| Bamboo Routes (Japan Property Pack) | It's our own comprehensive research pack covering the Japanese real estate market with detailed local data. | We used it to supplement portal data with our own market analysis and practical guidance. We cross-reference our findings with official sources to ensure accuracy and relevance for January 2026. |
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