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
Looking at buying property in Kyoto and wondering what prices actually look like in 2026?
We have gathered the latest data on Kyoto housing prices, and we keep this article constantly updated so you always have fresh numbers.
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
- The median Kyoto condo price in 2026 sits around ¥35 million ($222,000), but central wards like Nakagyo-ku can push that figure two to three times higher due to scarcity and walkability.
- Kyoto property listing prices typically close 4% to 7% below asking price, with a midpoint around 5.5%, largely because older stock dominates and buyers negotiate for renovation costs.
- Central Kyoto commands ¥750,000 to ¥1,200,000 per square meter, while outer wards like Fushimi-ku or Yamashina-ku offer entry points at ¥300,000 to ¥500,000 per square meter.
- Kyoto housing prices have risen roughly 4% nominally over the past year, but only about 2% in real terms once you account for Japan's inflation.
- Over the past decade, Kyoto residential prices climbed around 35% nominally and about 20% in inflation-adjusted terms, driven by global repricing of prime urban areas.
- Condominiums make up roughly 55% of Kyoto's residential market, reflecting the city's limited central land and urban density pushing buyers toward apartment living.
- New construction in Kyoto costs about 12% to 20% more per square meter than comparable existing properties, partly because newer buildings target the premium segment with better specs.
- When you factor in agent fees, taxes, registration, and potential renovation, expect to pay 7% to 12% on top of your Kyoto purchase price for existing homes.
What is the average housing price in Kyoto in 2026?
The median housing price is more useful than the average in Kyoto because a small number of very expensive central properties pull the average up, while the median shows what a typical buyer actually pays.
We are writing this as of January 2026, using the latest transaction data from authoritative sources that we manually verified.
The median housing price in Kyoto in 2026 is around ¥35 million ($222,000 or €190,000), while the average housing price is approximately ¥37 million ($234,000 or €201,000). The gap exists because luxury units in central wards skew the average upward.
About 80% of residential property transactions in Kyoto in 2026 fall within the ¥20 million to ¥60 million range ($127,000 to $380,000 or €109,000 to €326,000).
A realistic entry range in Kyoto in 2026 is ¥15 million to ¥25 million ($95,000 to $158,000 or €82,000 to €136,000), which gets you an existing 1LDK condo of 30 to 40 square meters in outer wards like Fushimi-ku or Ukyo-ku, typically 20 to 35 years old.
Luxury properties in Kyoto in 2026 typically range from ¥100 million to ¥250 million ($633,000 to $1.58 million or €543,000 to €1.36 million), covering newer 2 to 3LDK condos of 80 to 120 square meters in central Nakagyo-ku or Shimogyo-ku, or high-grade residences near prestige areas like Gion or Higashiyama.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Kyoto.
Are Kyoto property listing prices close to the actual sale price in 2026?
In Kyoto in 2026, closed transaction prices are typically 4% to 7% below listing prices, with a midpoint estimate around 5.5%.
This gap exists because many Kyoto sellers list slightly high to test demand and leave room for negotiation, and because older stock dominates the market, buyers often negotiate down for repairs, management reserve issues, or renovation costs. The discount tends to be larger for properties over 30 years old or those needing significant updates.
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What is the price per sq m or per sq ft for properties in Kyoto in 2026?
As of January 2026, the median housing price per square meter in Kyoto is around ¥560,000 ($3,540 or €3,043), while the average is approximately ¥600,000 per square meter ($3,797 or €3,261). Per square foot, the median comes to about ¥52,000 ($329 or €283) and the average is roughly ¥55,800 ($353 or €303).
Central, transit-rich wards like Nakagyo-ku, Shimogyo-ku, and Higashiyama have the highest price per square meter in Kyoto in 2026 because of scarce buildable land and strong demand, while outer wards like Fushimi-ku and Yamashina-ku have the lowest due to more available supply and longer commutes.
In Kyoto in 2026, the highest prices per square meter are found in Nakagyo-ku and Higashiyama, ranging from ¥750,000 to ¥1,400,000 per square meter. The lowest prices appear in Yamashina-ku and parts of Fushimi-ku, where you can find properties at ¥280,000 to ¥500,000 per square meter.
How have property prices evolved in Kyoto?
Compared to one year ago, Kyoto housing prices in 2026 are up about 4% in nominal yen terms, which translates to roughly 2% in real terms after accounting for inflation. This growth is driven by tight supply in prime central areas and steady mortgage demand from urban buyers.
Compared to ten years ago, Kyoto residential prices have increased around 35% nominally and about 20% in real inflation-adjusted terms. This long-term rise reflects the global repricing of prime Kyoto as a desirable urban location, plus rising construction and renovation costs that have lifted the floor for well-located housing.
By the way, we've written a blog article detailing the latest updates on property price variations in Kyoto.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Kyoto.
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 do prices vary by housing type in Kyoto in 2026?
In Kyoto in 2026, condominiums (both used and new) make up roughly 55% of the residential market, detached houses account for about 35%, and small multi-family or low-rise units cover the remaining 10%, a mix shaped by the city's limited central land and urban density.
Average prices by property type in Kyoto as of January 2026 vary significantly. A studio or 1LDK condo (25 to 45 square meters) averages around ¥18 million ($114,000 or €98,000), a 2LDK condo (45 to 70 square meters) around ¥35 million ($222,000 or €190,000), and a 3LDK condo (70 to 90 square meters) around ¥55 million ($348,000 or €299,000). Small detached houses (80 to 110 square meters of building) average about ¥45 million ($285,000 or €245,000), larger detached homes (110 to 160 square meters) around ¥70 million ($443,000 or €380,000), and luxury properties start at ¥120 million and up ($760,000+ or €652,000+).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Kyoto?
- How much should you pay for an apartment in Kyoto?
- How much should you pay for a studio in Kyoto?
How do property prices compare between existing and new homes in Kyoto in 2026?
In Kyoto in 2026, new construction typically costs about 12% to 20% more per square meter than comparable existing properties.
This premium exists because new builds face higher material and labor costs, stricter building standards, and are often positioned as upmarket products with better energy performance and amenities, especially in central Kyoto where developers target premium buyers.
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How do property prices vary by neighborhood in Kyoto in 2026?
In Nakagyo-ku, Kyoto's most central and convenient ward, you mainly find 1 to 3LDK condos and renovated units priced between ¥50 million and ¥120 million ($316,000 to $759,000 or €272,000 to €652,000) as of January 2026. Prices are high here because of excellent transit access, walkability, and the "Kyoto city lifestyle" that both locals and expats seek.
Sakyo-ku offers a calmer, greener feel with family condos and quieter residential pockets, with prices typically ranging from ¥25 million to ¥70 million ($158,000 to $443,000 or €136,000 to €380,000) in January 2026. It remains popular because it is close to the city center but offers more space and a relaxed atmosphere, especially around Okazaki and Demachiyanagi.
Higashiyama is Kyoto's prestige neighborhood near Gion, featuring premium condos and high-end renovated homes that range from ¥60 million to ¥250 million ($380,000 to $1.58 million or €326,000 to €1.36 million) as of January 2026. The limited supply and historic adjacency make it one of the most expensive areas in the city.
You will find a much more detailed analysis by areas in our property pack about Kyoto. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Avg per sqm | Avg per sqft |
|---|---|---|---|---|
| Nakagyo-ku | Central / Commute | ¥50M-¥120M ($316k-$759k) | ¥750k-¥1,200k ($4.7k-$7.6k) | ¥70k-¥112k ($441-$706) |
| Shimogyo-ku | Commute / Central | ¥40M-¥100M ($253k-$633k) | ¥650k-¥1,050k ($4.1k-$6.6k) | ¥60k-¥98k ($382-$617) |
| Higashiyama | Prestige / Culture | ¥60M-¥250M ($380k-$1.58M) | ¥800k-¥1,400k ($5.1k-$8.9k) | ¥74k-¥130k ($470-$823) |
| Kamigyo-ku | Classic / Quiet | ¥35M-¥90M ($222k-$570k) | ¥550k-¥950k ($3.5k-$6.0k) | ¥51k-¥88k ($323-$559) |
| Sakyo-ku | Green / Expat-friendly | ¥25M-¥70M ($158k-$443k) | ¥450k-¥800k ($2.8k-$5.1k) | ¥42k-¥74k ($265-$470) |
| Kita-ku | Family / Value | ¥25M-¥65M ($158k-$411k) | ¥400k-¥700k ($2.5k-$4.4k) | ¥37k-¥65k ($235-$411) |
| Ukyo-ku | Space / Value | ¥20M-¥55M ($127k-$348k) | ¥350k-¥600k ($2.2k-$3.8k) | ¥33k-¥56k ($206-$353) |
| Fushimi-ku | Entry / Family value | ¥15M-¥45M ($95k-$285k) | ¥330k-¥550k ($2.1k-$3.5k) | ¥31k-¥51k ($194-$323) |
| Yamashina-ku | Entry / Commute | ¥15M-¥40M ($95k-$253k) | ¥300k-¥500k ($1.9k-$3.2k) | ¥28k-¥47k ($177-$294) |
| Minami-ku | Commute / Mixed | ¥18M-¥50M ($114k-$316k) | ¥350k-¥600k ($2.2k-$3.8k) | ¥33k-¥56k ($206-$353) |
| Nishikyo-ku | Family / Space | ¥20M-¥55M ($127k-$348k) | ¥350k-¥600k ($2.2k-$3.8k) | ¥33k-¥56k ($206-$353) |
| Uji (metro area) | Value / Commute | ¥15M-¥45M ($95k-$285k) | ¥280k-¥480k ($1.8k-$3.0k) | ¥26k-¥45k ($165-$283) |
How much more do you pay for properties in Kyoto when you include renovation work, taxes, and fees?
In Kyoto in 2026, expect to pay an additional 7% to 12% on top of your purchase price for existing homes (covering fees, taxes, and potential renovation), while new builds typically add 4% to 8%.
If you buy a property around $200,000 (approximately ¥31.6 million) in Kyoto, your additional costs would be roughly ¥2.5 million to ¥3.5 million ($16,000 to $22,000), bringing your total to about ¥34 million to ¥35 million ($215,000 to $222,000). This covers agent commission, registration fees, stamp duty, and a modest renovation budget if needed.
For a property around $500,000 (approximately ¥79 million) in Kyoto, additional costs would run roughly ¥6 million to ¥9 million ($38,000 to $57,000), making your total around ¥85 million to ¥88 million ($538,000 to $557,000). Higher-value properties often have proportionally lower percentage fees but larger absolute amounts for potential upgrades.
If you purchase a property around $1,000,000 (approximately ¥158 million) in Kyoto, expect additional costs of roughly ¥11 million to ¥16 million ($70,000 to $101,000), bringing your total to about ¥169 million to ¥174 million ($1.07 million to $1.1 million). At this price point, buyers often invest more in customization and premium finishes.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Kyoto.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Kyoto
| Expense | Type | Estimated Cost Range and Explanation |
|---|---|---|
| Agent commission | Fee | Around 3% of the purchase price plus consumption tax. This is the standard brokerage fee in Japan, capped by law at roughly 3% + ¥60,000 for properties over ¥4 million. For a ¥50 million property, expect about ¥1.7 million ($11,000). |
| Registration and legal fees | Fee | ¥200,000 to ¥600,000 ($1,300 to $3,800). This covers judicial scrivener (shiho shoshi) services for title transfer and mortgage registration. Costs vary based on property value and loan complexity. |
| Stamp duty | Tax | ¥10,000 to ¥60,000 ($60 to $380). This tax applies to the sale contract and mortgage documents. The amount depends on the contract value, with most residential purchases falling in the lower range. |
| Real estate acquisition tax | Tax | Often 0% to 3% effective after standard reductions. Japan offers significant reductions for owner-occupied residential properties, so many buyers pay little to nothing. Paid a few months after purchase. |
| Condo management settlement | Fee | ¥50,000 to ¥300,000 ($320 to $1,900). When buying a condo, you typically settle prorated management fees and reserve fund contributions with the seller. Larger or older buildings may have higher reserves. |
| Renovation (if needed) | Renovation | ¥500,000 to ¥8,000,000 ($3,200 to $50,600). Costs vary dramatically based on scope. Light cosmetic updates might cost under ¥1 million, while full kitchen and bathroom renovations in older properties can reach ¥5 million or more. |
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 properties can you buy in Kyoto in 2026 with different budgets?
With $100,000 (about ¥15.8 million) in Kyoto in January 2026, inventory exists but is limited to smaller or older units, such as an existing studio of 20 to 30 square meters in Yamashina-ku in an older building, an existing 1LDK of 30 to 35 square meters in Fushimi-ku from the 1990s, or a compact condo around 30 square meters in Ukyo-ku that may need light renovation.
With $200,000 (about ¥31.6 million) in Kyoto, you can find an existing 2LDK of 50 to 60 square meters in Sakyo-ku in an older but well-located building, an existing 2LDK of 55 to 65 square meters in Minami-ku with good commuter access, or a compact existing detached house in a suburban pocket of Ukyo-ku.
With $300,000 (about ¥47.4 million) in Kyoto, options expand to an existing 3LDK of 70 to 85 square meters in Shimogyo-ku in a mid-aged building, an existing detached house with 90 to 120 square meters of building area in family-oriented Nishikyo-ku, or a newer small 2LDK of 55 to 70 square meters in edge locations of Kamigyo-ku.
With $500,000 (about ¥79 million) in Kyoto, you can access a newer 3LDK of 75 to 90 square meters in a non-prime pocket of Nakagyo-ku, a high-grade 2 to 3LDK of 80 to 95 square meters in a premium Kamigyo-ku building, or a larger detached house with 120 to 160 square meters of building in quiet Kita-ku.
With $1,000,000 (about ¥158 million) in Kyoto, you enter premium territory with options like a 3LDK of 90 to 120 square meters in a prime Nakagyo-ku condo with top convenience, a luxury renovated home in Higashiyama with prestige adjacency, or a high-end new build condo in central Kyoto with top specifications.
With $2,000,000 (about ¥316 million) in Kyoto, this is a thin market segment at the very top end, where you might find an ultra-prime large luxury condo of 120 to 160 square meters in the best Nakagyo-ku or Shimogyo-ku buildings, a landmark-grade renovated historic-adjacent residence in Higashiyama, or a trophy home with exceptional location and finish, often sold off-market.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Kyoto.
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 |
|---|---|---|
| Kinki REINS | Official real estate information network for the Kansai region, designated by Japan's transport ministry, reporting actual closed transactions. | We used this as our primary source for closed transaction prices and price-per-square-meter data in the Kyoto market. We also extracted Kyoto ward-level snapshots to anchor realistic price ranges and estimate median versus average figures. |
| MLIT (Ministry of Land, Infrastructure, Transport and Tourism) | Japan's national ministry responsible for land and real estate policy, publishing official land price series and transaction price frameworks. | We used MLIT data to cross-check our Kyoto price levels against official land values. We also referenced it to explain why central wards command significant premiums due to scarcity and location fundamentals. |
| Bank of Japan | Japan's central bank and primary source for official market reference statistics including foreign exchange rates. | We used BOJ daily FX tables to establish our USD/JPY conversion rate of approximately ¥158 per dollar. We applied this rate consistently throughout all currency conversions in the article. |
| European Central Bank | The euro area's central bank publishing official daily reference exchange rates for major currency pairs. | We used ECB reference rates to establish our EUR/JPY conversion at approximately ¥184 per euro. We applied this consistently for all euro conversions to maintain clarity for European readers. |
| Statistics Bureau of Japan | Japan's official statistics agency and primary source for Consumer Price Index methodology and releases. | We used CPI data to convert nominal price changes into real (inflation-adjusted) terms. We also used it to explain why real price growth differs from nominal price growth when discussing historical comparisons. |
| SUUMO | Japan's largest real estate portal operated by Recruit, with extensive listing data across the country. | We referenced SUUMO listing patterns to understand current inventory mix and validate our estimates of property type distribution. We also used it to verify typical unit sizes and specifications. |
| LIFULL HOME'S | Major Japanese real estate portal providing comprehensive property listings and market data tools. | We cross-referenced listing data to validate price ranges across different Kyoto neighborhoods. We also used their market reports to understand buyer preferences and inventory trends. |
| At Home | Established Japanese real estate information service connecting buyers with local agents and listings nationwide. | We used At Home listings to verify entry-level and suburban market pricing in Kyoto. We also referenced their data for understanding the used property market in outer wards. |
| REINS (National) | The nationwide Real Estate Information Network System designated by MLIT, connecting all licensed real estate agents in Japan. | We used national REINS frameworks to understand how transaction data flows and is reported. We relied on the Kinki regional branch for Kyoto-specific transaction details. |
| Japan Real Estate Institute | Respected research organization providing market analysis and valuation services for Japanese real estate. | We referenced their market outlook reports to validate our estimates of year-over-year price changes. We also used their methodology insights to inform our approach to estimating median prices. |
| Tokyo Kantei | Leading real estate data analytics firm specializing in condominium market research across Japanese cities. | We used Tokyo Kantei's condominium price indices to cross-check our Kyoto condo price estimates. We also referenced their analysis of new versus used price differentials. |
| MLIT Housing Statistics | Official government statistics on housing starts, completions, and market activity published by Japan's land ministry. | We referenced housing start data to understand new supply dynamics in Kyoto. We used this to explain why new construction commands a premium due to limited central development. |
| Kyoto City Statistics | Official statistical publications from Kyoto municipal government covering local demographic and economic data. | We used Kyoto City data to understand ward-level population and housing stock characteristics. We also referenced it to validate our neighborhood characterizations. |
| Kyoto Prefecture Statistics | Official statistical bureau of Kyoto Prefecture providing regional economic and demographic indicators. | We referenced prefectural data to understand broader market context around Kyoto city. We used this for our Uji metro area estimates and suburban pricing context. |
| National Tax Agency (Japan) | Japan's official tax authority responsible for land valuations used in property taxation and inheritance calculations. | We referenced NTA road-rate valuations to validate relative land values across Kyoto wards. We used this to cross-check why certain central areas command premium pricing. |
| Real Estate Transaction Promotion Center | Organization promoting fair real estate transactions in Japan, providing consumer guidance and market information. | We used their transaction guidance to validate our estimates of typical fees and closing costs. We also referenced their consumer resources for standard brokerage commission structures. |
| Japan Federation of Housing Organizations | Industry association representing major housing developers and providing market reports on new housing. | We referenced their reports to understand new construction pricing trends and developer strategies. We used this to inform our estimates of the new versus existing price premium. |
| Haseko Corporation | Japan's largest condominium builder with detailed quarterly reports on construction costs and market conditions. | We used Haseko's construction cost commentary to validate our explanation of why new builds cost more. We referenced their market analysis for understanding supply constraints. |
| Nomura Real Estate | Major Japanese developer with extensive market research on urban condominium markets including Kansai region. | We referenced Nomura's market outlook for Kansai to validate our price trajectory estimates. We used their analysis to understand buyer demographics in central Kyoto. |
| Sumitomo Realty | One of Japan's largest developers with comprehensive market reports covering major metropolitan areas. | We used Sumitomo's market commentary to understand demand patterns in historic urban centers like Kyoto. We referenced their pricing data for premium developments. |
| E-Mansion | Popular Japanese real estate community site with active forums and detailed building-level information. | We referenced community discussions to understand buyer sentiment and practical purchase experiences. We used building-level data to validate our ward-level price estimates. |
| Mansion Review | Japanese platform aggregating condominium reviews and transaction histories for informed buyer decisions. | We used historical transaction records to validate price trajectories in specific Kyoto buildings. We referenced their data to ensure our estimates reflected actual market activity. |
| JETRO (Japan External Trade Organization) | Government organization promoting foreign investment in Japan with resources for international property buyers. | We referenced JETRO guidance to understand the foreign buyer experience in Japanese real estate. We used their materials to ensure our explanations were accessible to international readers. |
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