Get all the data you need about the real estate market in Kyoto
We update this blog post regularly so that the numbers you see here always reflect the latest available data for the Kyoto residential property market.
The figures below are based on verified sources including official Japanese government land price publications, major Japanese property portals, and transaction databases, all cross-checked as of March 2026.
Whether you are exploring Kyoto for the first time or comparing it with other Japanese cities, this article walks you through rental yields neighborhood by neighborhood, in plain language.
And if you're planning to buy a property in Kyoto, you may want to download our real estate pack about Kyoto.
A quick summary table
| Metric | Value |
|---|---|
| Kyoto neighborhood with the best rental yield | Kitaoji (3LDK house, 5.6% gross) |
| Kyoto neighborhoods with the weakest rental yields | Karasuma Oike and Shijo Karasuma (central 1K units, around 2.4%–2.7% gross) |
| Average gross yield across Kyoto | ~3.6% |
| Average net yield across Kyoto | ~2.1% |
| Median purchase price in this Kyoto dataset | ~¥34,000,000 |
| Average monthly rent across Kyoto | ~¥109,000 |
| Average occupancy rate in Kyoto | ~94% |
| Fastest-leasing Kyoto markets | Saiin (1K), Demachiyanagi (1K), Nijo (1K), Karasuma Oike (1K, 1LDK) at ~11 days |
| Slowest-leasing Kyoto markets | Kitaoji (3LDK house) and Imadegawa/Nishijin (machiya) at ~23 days |
| Highest occupancy in Kyoto | Saiin (1K apartment) at 96% |
| Best Kyoto value for high-yield investors | Suburban family homes in Kitaoji, Katsura, and Yamashina |
| Yield spread across Kyoto (gross) | From 2.4% (Karasuma Oike 1K) to 5.6% (Kitaoji 3LDK house), a gap of 3.2 percentage points |
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Kyoto neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in the Kyoto residential market by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Kyoto.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Kitaoji | 3LDK house | 5.6% | 3.7% | ¥49,000,000 | ¥227,500 | ¥680,000 | 92% | 23 days | Upper-middle-income families | Higher repair bills for houses | Top Pick |
| 2 | Katsura | 2LDK apartment | 5.1% | 3.6% | ¥31,000,000 | ¥132,200 | ¥390,000 | 94% | 16 days | Suburban families near schools | Car-dependent tenant pool | Top Pick |
| 3 | Yamashina | 3LDK house | 4.8% | 3.1% | ¥33,000,000 | ¥131,500 | ¥430,000 | 93% | 19 days | Families priced out of central Kyoto | Older house maintenance | Top Pick |
| 4 | Katsura | 3LDK house | 4.6% | 3.0% | ¥42,000,000 | ¥161,000 | ¥540,000 | 93% | 19 days | Families wanting gardens and schools | Longer re-letting time for houses | Strong Potential |
| 5 | Yamashina | 2LDK condo | 4.3% | 2.9% | ¥28,000,000 | ¥99,900 | ¥320,000 | 94% | 16 days | Families seeking lower rents | Older building repairs | Strong Potential |
| 6 | Saiin | 1LDK apartment | 4.2% | 2.8% | ¥29,000,000 | ¥101,600 | ¥340,000 | 95% | 13 days | Dual-income commuter couples | Tenant upgrade churn | Strong Potential |
| 7 | Imadegawa/Nishijin | 1LDK apartment | 4.2% | 2.8% | ¥34,000,000 | ¥119,400 | ¥390,000 | 94% | 16 days | University staff couples | Rent ceiling in older stock | Strong Potential |
| 8 | Kitaoji | 1LDK apartment | 4.1% | 2.6% | ¥31,000,000 | ¥105,600 | ¥370,000 | 94% | 16 days | Hospital staff and couples | Demand softens outside spring | Strong Potential |
| 9 | Saiin | 2LDK condo | 4.1% | 2.7% | ¥41,000,000 | ¥139,600 | ¥480,000 | 94% | 16 days | Young families and commuters | Price sensitivity from nearby suburbs | Strong Potential |
| 10 | Imadegawa/Nishijin | 2LDK machiya | 4.0% | 2.2% | ¥52,000,000 | ¥172,800 | ¥760,000 | 92% | 23 days | Heritage-loving family tenants | Machiya upkeep and compliance | Good Potential |
| 11 | Yamashina | 1K apartment | 3.5% | 2.1% | ¥18,000,000 | ¥53,000 | ¥230,000 | 95% | 13 days | Commuter singles to central Kyoto | Older stock vacancy pressure | Good Potential |
| 12 | Demachiyanagi | 2LDK condo | 3.5% | 2.0% | ¥58,000,000 | ¥167,400 | ¥690,000 | 93% | 19 days | Academic families near schools | Limited tenant depth at high rents | Good Potential |
| 13 | Kyoto Station | 1K apartment | 3.4% | 2.0% | ¥24,000,000 | ¥68,200 | ¥300,000 | 95% | 13 days | Station-area office workers | Short-stay regulation scrutiny | Good Potential |
| 14 | Katsura | 1K apartment | 3.4% | 2.0% | ¥18,500,000 | ¥52,000 | ¥220,000 | 95% | 13 days | Students and rail commuters | Weaker resale liquidity | Good Potential |
| 15 | Demachiyanagi | 1LDK condo | 3.4% | 2.1% | ¥43,000,000 | ¥121,400 | ¥500,000 | 95% | 13 days | Faculty couples and professionals | Limited large-unit buyer pool | Good Potential |
| 16 | Saiin | 1K apartment | 3.4% | 2.0% | ¥21,500,000 | ¥60,400 | ¥260,000 | 96% | 11 days | Young commuters and students | New supply competition | Moderate Appeal |
| 17 | Shijo Karasuma | 1LDK condo | 3.3% | 2.0% | ¥47,000,000 | ¥129,600 | ¥560,000 | 95% | 13 days | Dual-income CBD couples | Premium pricing compresses yield | Moderate Appeal |
| 18 | Kyoto Station | Studio apartment | 3.3% | 1.7% | ¥20,000,000 | ¥54,600 | ¥270,000 | 94% | 16 days | Budget commuters and students | High tenant turnover | Moderate Appeal |
| 19 | Imadegawa/Nishijin | 1K apartment | 3.2% | 1.9% | ¥21,000,000 | ¥56,700 | ¥255,000 | 95% | 13 days | Doshisha students and staff | Student turnover costs | Moderate Appeal |
| 20 | Karasuma Oike | 2LDK condo | 3.2% | 1.8% | ¥74,000,000 | ¥196,400 | ¥920,000 | 94% | 16 days | Executives wanting walkable luxury | High HOA and tax burden | Moderate Appeal |
| 21 | Demachiyanagi | 1K apartment | 3.2% | 1.9% | ¥25,000,000 | ¥67,500 | ¥310,000 | 96% | 11 days | Kyoto University students | Academic-year vacancy swings | Moderate Appeal |
| 22 | Karasuma Oike | 1LDK condo | 3.1% | 1.8% | ¥58,000,000 | ¥148,100 | ¥670,000 | 95% | 13 days | Executives and high-income couples | Luxury rent ceiling | Moderate Appeal |
| 23 | Nijo | 2LDK condo | 3.0% | 1.6% | ¥56,000,000 | ¥138,900 | ¥650,000 | 94% | 16 days | Families wanting central convenience | Larger-unit leasing takes longer | Moderate Appeal |
| 24 | Kyoto Station | 1LDK condo | 3.0% | 1.7% | ¥46,000,000 | ¥113,600 | ¥520,000 | 95% | 13 days | Relocated professionals near transit | Management fees in towers | Moderate Appeal |
| 25 | Nijo | 1K apartment | 3.0% | 1.7% | ¥22,000,000 | ¥55,500 | ¥270,000 | 96% | 11 days | Hospital staff and commuters | Pipeline condo competition | Moderate Appeal |
| 26 | Nijo | 1LDK condo | 3.0% | 1.7% | ¥39,000,000 | ¥97,500 | ¥430,000 | 95% | 13 days | Professional singles and couples | Rising HOA costs | Moderate Appeal |
| 27 | Shijo Karasuma | 2LDK condo | 3.0% | 1.6% | ¥68,000,000 | ¥168,800 | ¥840,000 | 94% | 16 days | Executive couples near offices | Yield compression from high prices | Moderate Appeal |
| 28 | Kitaoji | 1K apartment | 2.8% | 1.5% | ¥20,500,000 | ¥47,900 | ¥245,000 | 95% | 13 days | Students and bus commuters | Slower leasing in winter | Limited Appeal |
| 29 | Shijo Karasuma | 1K apartment | 2.7% | 1.3% | ¥29,000,000 | ¥64,100 | ¥360,000 | 96% | 11 days | Central office workers | High purchase entry price | Limited Appeal |
| 30 | Karasuma Oike | 1K apartment | 2.4% | 1.1% | ¥31,000,000 | ¥62,200 | ¥390,000 | 96% | 11 days | CBD professionals | Premium pricing compresses yield | Limited Appeal |
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Key insights about rental yields in Kyoto
Insights
- Kyoto's best gross rental yield (5.6%) comes from a suburban family house in Kitaoji, not from a central condo, which challenges the common assumption that location prime equals yield prime.
- Across Kyoto, family homes in Kitaoji, Katsura, and Yamashina consistently outperform central small units on net yield by more than one full percentage point, even after accounting for higher maintenance costs.
- The yield gap between the best and worst Kyoto neighborhoods spans 3.2 percentage points (from 2.4% to 5.6% gross), which means where you buy matters far more than the property type you choose.
- Saiin stands out as Kyoto's best balance market: decent net yield around 2.7%–2.8%, fast leasing at 11–16 days, and 94%–96% occupancy, all without the high entry price of Karasuma or Shijo Karasuma.
- In Kyoto, machiya townhouses can look attractive on paper at around 4.0% gross, but the very high annual ownership costs bring the net yield down to just 2.2%, making them among the least efficient assets in this dataset.
- Yamashina is one of the clearest value zones for a first-time Kyoto landlord: a 3LDK house there costs roughly ¥33 million with a 4.8% gross yield, compared to a central 1LDK condo at ¥47–58 million with only 3.1%–3.3% gross.
- Kyoto Station delivers better returns through 1K units than studios: the studio net yield falls to just 1.7% once turnover costs are factored in, while a 1K apartment in the same area holds at 2.0% with faster re-letting.
- The three Karasuma and Shijo neighborhoods (Karasuma Oike, Shijo Karasuma, Nijo) all sit at 2.4%–3.2% gross, which puts them firmly in the capital-preservation range rather than the income-generation range for Kyoto investors.
- Demachiyanagi benefits from strong Kyoto University and academic demand, and 1K units there reach 96% occupancy, but purchase prices are high enough to cap gross yield at just 3.2%–3.5%.
- The highest occupancy rates in Kyoto (95%–96%) consistently appear in well-connected commuter neighborhoods for small units, not in the high-end condo markets where tenant depth is thinner and leasing takes longer.
- For a beginner Kyoto investor, the sweet spot tends to be a non-luxury 1LDK or 2LDK near a strong rail line: this combination typically produces 4.0%–5.1% gross yield with stable tenant profiles and manageable operating costs.
- Central Kyoto small units such as a 1K in Karasuma Oike at ¥31 million and 2.4% gross are effectively the worst of both worlds: high entry cost, low income return, and limited room for rent growth.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Kyoto.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Kyoto neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses specific to the Kyoto residential market.
These expenses vary meaningfully across Kyoto. That is why two areas with similar rents can still produce very different net returns.
For example, central Kyoto condos in buildings near Karasuma or Shijo carry higher monthly management and HOA fees. Older buildings, particularly machiya townhouses and pre-2000 apartments in areas like Nishijin, tend to carry higher maintenance and repair costs. In student-heavy neighborhoods like Demachiyanagi or Imadegawa, academic-year vacancy cycles can also raise the effective annual cost.
We also estimated ownership annual fees by combining the main recurring costs for each asset type in Kyoto. This includes items such as fixed asset tax, condo management fees and repair fund contributions where relevant, building insurance, and a maintenance allowance. For machiya, we applied a higher maintenance estimate to reflect the specific upkeep demands of traditional Kyoto townhouses.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local ownership conditions in Kyoto.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about 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 real estate pack about Kyoto, we rely on verifiable sources and a transparent methodology.
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 reliable | How we used it |
|---|---|---|
| Kyoto City Housing and Land Survey portal | This is Kyoto City's own official statistics portal, publishing housing survey outputs directly from the municipality. | We used it to anchor Kyoto's housing stock, private-rental structure, and vacancy context. We also used it to avoid treating portal listings as a complete picture of the market. |
| Kyoto City resident register statistics | This is Kyoto City's official population register, sourced directly from the city's own administrative records. | We used it to keep neighborhood demand assumptions grounded in where people actually live in Kyoto. We also used it as a sanity check on inner-city versus suburban tenant depth. |
| MLIT Land Market Value Publication | This is Japan's national land-price publication from the Ministry of Land, Infrastructure, Transport and Tourism, updated annually with January 1 values. | We used it to anchor March 2026 land-value levels and price gradients across Kyoto neighborhoods. We also used it to check where purchase-price estimates should sit higher or lower. |
| Kyoto Prefecture land price page | This is Kyoto Prefecture's official land-price release page, published directly by the prefectural government. | We used it to confirm the prefecture-level 2026 land-price context and release timing. We also used it to cross-check the MLIT data and its local interpretation for Kyoto. |
| MLIT Real Estate Information Library | This is the national official property-information portal run by MLIT, covering actual transaction records across Japan. | We used it to check recent transaction price patterns and land-price references across Kyoto. We also used it to keep our purchase-price ranges realistic for ordinary resale stock. |
| REINS transaction information | REINS is Japan's designated real-estate information network for transaction data, used by licensed agents nationwide. | We used it as a second transaction cross-check alongside the MLIT data for Kyoto. We also used it to test whether portal asking prices were drifting too far above actual tradable levels. |
| LIFULL HOME'S Kyoto rent pages | LIFULL HOME'S is one of Japan's biggest housing portals, with transparent update notes and ward-level rent data for Kyoto. | We used it for Kyoto-wide rent figures by ward and popular station area. We also used it to select the neighborhoods most relevant to real residential searches in Kyoto. |
| LIFULL HOME'S Kyoto condo price pages | This is a large, regularly updated source showing recent asking-price averages from live Kyoto condo listings. | We used it to anchor resale condo pricing by ward and building age bracket across Kyoto. We also used it as the main purchase-price input for condo-heavy neighborhoods like Nakagyo and Shimogyo. |
| LIFULL HOME'S Kyoto house price pages | This is a transparent, major portal source for detached-house asking-price averages across Kyoto wards. | We used it to anchor resale house pricing by ward and building age, particularly for Sakyo, Kita, and suburban Kyoto. We also used it when a neighborhood's likely rental stock was house-led rather than condo-led. |
| At Home Kyoto rent pages | At Home is a major national Japanese property portal, independent from LIFULL, making it a useful second data point for rent verification. | We used it to cross-check LIFULL asking rents and reduce single-source bias across Kyoto neighborhoods. We also used it when station-level or ward-level rent bands looked unusually high or low in one portal. |
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