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If you are thinking about buying an apartment in Nagoya as an investment, you are probably wondering what kind of rental income you can actually expect.
In this article, we break down the realistic gross and net yields, typical rents by apartment size, and which neighborhoods and unit types tend to perform best in Nagoya in 2026.
We constantly update this blog post to reflect the latest market data and local 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 Nagoya.
What rental yields can I realistically get from an apartment in Nagoya?
What's the average gross rental yield for apartments in Nagoya as of 2026?
As of early 2026, the average gross rental yield for apartments in Nagoya sits around 4.6%, which means for every 10 million yen you invest, you can expect roughly 460,000 yen per year in rent before any costs are deducted.
Most apartment investments in Nagoya fall within a gross yield range of 4.3% to 5.2%, so if someone promises you much higher numbers, you should ask a lot of questions.
The main factor that causes yields to vary in Nagoya is actually the building's age and its monthly condo fees, because older buildings near Nagoya Station or Sakae can offer attractive prices but sometimes hide underfunded repair reserves that will eat into your returns later.
Compared to Tokyo, where gross yields often hover around 3% to 4%, Nagoya apartments generally offer better returns because property prices are more affordable while rents remain fairly strong thanks to the city's role as Japan's manufacturing and logistics hub.
What's the average net rental yield for apartments in Nagoya as of 2026?
As of early 2026, the average net rental yield for apartments in Nagoya comes in around 2.7%, which is what you actually pocket after paying all the recurring costs that come with owning a Japanese condo.
Most apartment investors in Nagoya can realistically expect net yields between 2.2% and 3.2%, and where you land in that range depends heavily on how well the building's reserve fund is managed and how much vacancy you experience.
The single biggest expense that shrinks your gross yield in Nagoya is the combined monthly condo fees, meaning the management fee (kanri-hi) plus the repair reserve fund (shuzen tsumitate-kin), which together can easily consume 20% to 35% of your rent depending on the building and unit size.
By the way, you will find much more detailed data in our property pack covering the real estate market in Nagoya.
What's the typical rent-to-price ratio for apartments in Nagoya in 2026?
As of early 2026, the typical rent-to-price ratio for apartments in Nagoya runs between 4.5% and 5.0% annually, which is simply another way of expressing the gross yield before you account for any ownership costs.
Most apartment transactions in Nagoya show rent-to-price ratios clustering between 4.3% and 5.2%, with the exact number depending on both the neighborhood and how old the building is.
Smaller units like studios and 1K apartments near major transit hubs such as Nagoya Station, Sakae, and Kanayama tend to have the highest rent-to-price ratios in Nagoya because purchase prices stay relatively modest while rents remain strong thanks to consistent demand from single professionals and students.
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How much rent can I charge for an apartment in Nagoya?
What's the typical tenant budget range for apartments in Nagoya right now?
Most tenants looking for apartments in Nagoya in early 2026 have budgets ranging from around 45,000 yen to 150,000 yen per month (roughly $290 to $970 USD, or €270 to €910 EUR), depending on whether they are single renters or families needing more space.
Tenants targeting mid-range apartments in Nagoya typically budget between 70,000 and 110,000 yen per month ($450 to $710 USD, or €425 to €665 EUR), which gets them a decent 1LDK or 2LDK in a reasonably central ward with good transit access.
For high-end or luxury apartments in Nagoya, tenants often budget 120,000 to 200,000 yen per month ($775 to $1,290 USD, or €725 to €1,210 EUR), which typically means newer construction in premium areas like Higashi-ku or high-floor units with modern finishes near Sakae.
We have a blog article where we update the latest data about rents in Nagoya here.
What's the average monthly rent for a 1-bed apartment in Nagoya as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment (typically called a 1LDK in Japan) in Nagoya is around 70,000 yen per month, which works out to roughly $450 USD or €425 EUR.
For a decent entry-level 1-bed apartment in Nagoya, expect to pay between 50,000 and 60,000 yen per month ($320 to $390 USD, or €300 to €365 EUR), which typically means an older building in an outer ward like Moriyama-ku or Minato-ku with basic but functional interiors.
A typical mid-range 1-bed apartment in Nagoya rents for 65,000 to 80,000 yen per month ($420 to $515 USD, or €395 to €485 EUR), and this usually gets you a well-maintained unit within walking distance of a subway station in areas like Chikusa-ku near universities or the edges of Naka-ku.
For a high-end 1-bed apartment in Nagoya, rents run from 85,000 to 120,000 yen per month ($550 to $775 USD, or €515 to €725 EUR), and these are typically newer buildings with modern kitchens, auto-lock entry systems, and prime locations near Sakae or the Nagoya Station area.
What's the average monthly rent for a 2-bed apartment in Nagoya as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment (typically a 2LDK) in Nagoya is around 95,000 yen per month, which translates to roughly $610 USD or €575 EUR.
For a decent entry-level 2-bed apartment in Nagoya, expect rents between 75,000 and 85,000 yen per month ($485 to $550 USD, or €455 to €515 EUR), which typically means an older building in suburban wards like Kita-ku or Minami-ku with straightforward layouts and basic finishes.
A typical mid-range 2-bed apartment in Nagoya rents for 90,000 to 110,000 yen per month ($580 to $710 USD, or €545 to €665 EUR), and this usually gets you a reasonably modern unit in mixed-use areas like Atsuta-ku near Kanayama Station or parts of Showa-ku with good family amenities nearby.
For a high-end 2-bed apartment in Nagoya, rents range from 120,000 to 160,000 yen per month ($775 to $1,030 USD, or €725 to €970 EUR), and these are typically newer construction in central wards like Naka-ku or Higashi-ku with premium finishes, building security, and walkable access to shopping and dining.
What's the average monthly rent for a 3-bed apartment in Nagoya as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment (typically a 3LDK) in Nagoya is around 110,000 yen per month, which works out to roughly $710 USD or €665 EUR.
For a decent entry-level 3-bed apartment in Nagoya, expect rents between 90,000 and 100,000 yen per month ($580 to $645 USD, or €545 to €605 EUR), which typically means an older family-sized unit in outer wards like Moriyama-ku, Midori-ku, or Tempaku-ku with good schools nearby but longer commutes.
A typical mid-range 3-bed apartment in Nagoya rents for 105,000 to 130,000 yen per month ($675 to $840 USD, or €635 to €790 EUR), and this usually gets you a well-maintained family unit in wards like Meito-ku or Mizuho-ku that balance suburban calm with reasonable transit access.
For a high-end 3-bed apartment in Nagoya, rents range from 140,000 to 200,000 yen per month ($900 to $1,290 USD, or €850 to €1,210 EUR), and these are typically spacious, modern units in desirable central locations like Higashi-ku's Takaoka area or newer towers near Sakae with premium amenities.
How fast do well-priced apartments get rented in Nagoya?
In early 2026, a well-priced apartment in a high-demand Nagoya ward typically rents within 2 to 4 weeks, while units in outer wards often take closer to 4 to 8 weeks to find a tenant.
The typical vacancy rate for apartments in Nagoya hovers around 5% to 8% depending on the ward and building type, which is relatively healthy compared to many regional Japanese cities that struggle with much higher vacancies.
The main factors that cause some apartments to rent faster in Nagoya are proximity to subway stations (especially Higashiyama Line and Meijo Line stops), buildings under 20 years old with separated bath and toilet, and units priced just below psychological thresholds like 70,000 or 100,000 yen per month.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Nagoya.
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.
Which apartment type gives the best yield in Nagoya?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Nagoya as of 2026?
As of early 2026, studios and 1K apartments typically offer the best gross rental yield in Nagoya, followed by 1LDK units, with 2LDK and 3LDK family-sized apartments trailing behind.
The typical gross yield ranges in Nagoya break down roughly as follows: studios and 1K units achieve around 4.8% to 5.2%, 1LDK apartments come in at 4.5% to 4.9%, 2LDK units sit around 4.3% to 4.7%, and 3LDK apartments typically yield 4.1% to 4.5%.
The main reason smaller units outperform in Nagoya is that the city has strong demand from single professionals working in Toyota-related industries and students attending universities like Nagoya University, which keeps compact apartment rents robust while purchase prices stay relatively affordable compared to larger family units.
Which features are best if you want a good yield for your apartment in Nagoya?
The features that most positively impact rental yield in Nagoya are walkability to a subway or major rail station (especially Higashiyama, Meijo, or Sakura-dori lines), buildings aged 15 to 25 years with transparent and adequately funded reserve accounts, and simple layouts like 1K or 1LDK with separated bath and toilet that appeal to Nagoya's large single-renter population.
In Nagoya, mid-floor apartments (around floors 3 to 7 in mid-rise buildings) tend to rent most easily because they avoid ground-floor security concerns and top-floor heat issues, while still keeping condo fees more manageable than high-rise towers.
Apartments with balconies definitely rent faster and can command slightly higher rents in Nagoya because tenants value outdoor drying space (essential in Japan's humid summers) and the psychological benefit of natural light in a city where many older buildings have compact, dark interiors.
Building features like auto-lock entry systems and bicycle parking justify their service charge premiums in Nagoya because tenants commuting to manufacturing and logistics jobs value secure bike storage, but concierge services rarely boost rents enough to offset their costs unless you are targeting the luxury market in Naka-ku or Higashi-ku.
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Which neighborhoods give the best rental demand for apartments in Nagoya?
Which neighborhoods have the highest rental demand for apartments in Nagoya as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Nagoya are Sakae and Fushimi in Naka-ku, the Meieki area around Nagoya Station in Nakamura-ku, Imaike and Motoyama in Chikusa-ku, and the Kanayama interchange area straddling Atsuta-ku and Naka-ku.
The main demand driver in these Nagoya neighborhoods is the concentration of white-collar jobs and retail employment within walking distance of major rail interchanges, which means tenants can commute easily to Toyota-related corporate offices, logistics centers, and service industry jobs across the Chubu region without needing a car.
In these high-demand Nagoya neighborhoods, well-priced apartments typically rent within 2 to 3 weeks, and vacancy periods rarely exceed one month unless the unit is overpriced or has obvious drawbacks like no elevator or an outdated interior.
One emerging neighborhood gaining rental momentum in Nagoya is the area around Aratamabashi Station in Mizuho-ku, where new development and improving transit connections are attracting younger renters priced out of central Naka-ku while still offering a reasonable commute.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Nagoya.
Which neighborhoods have the highest yields for apartments in Nagoya as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Nagoya are typically the more affordable outer wards like Kita-ku, Minami-ku, Minato-ku, and Moriyama-ku, where purchase prices are lower but rents do not fall proportionally.
In these higher-yielding Nagoya neighborhoods, gross rental yields often reach 5.0% to 5.5%, compared to 4.0% to 4.5% in premium central areas like Naka-ku and Higashi-ku where property prices have climbed faster than rents.
The main reason these outer Nagoya wards offer higher yields is that they still benefit from solid blue-collar and logistics worker demand (given Nagoya's role as Japan's manufacturing hub), so rents stay supported even while property prices remain accessible to value-focused investors.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Japan. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Should I do long-term rental or short-term rental in Nagoya?
Is short-term rental legal for apartments in Nagoya as of 2026?
As of early 2026, short-term rentals (often called minpaku in Japan) are legal in Nagoya, but they are regulated at both the national and local level, which means you cannot simply list your apartment on Airbnb without following specific rules.
The main legal restrictions for operating a short-term rental apartment in Nagoya include registering with the city, following the 180-day annual cap imposed by national law, and complying with Nagoya City's local ordinance that can further restrict operating days or areas, especially in residential zones where rentals may be limited to weekends and holidays only.
To legally operate an Airbnb-style rental in Nagoya, you must submit a notification to Nagoya City's health and welfare bureau, display your registration number on all listings, and ensure your building's management rules (if it is a condo) actually permit short-term rental use, which many do not.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Nagoya.
What's the gross yield difference short-term vs long-term in Nagoya in 2026?
As of early 2026, short-term rentals in Nagoya can potentially add 1 to 3 percentage points of gross yield compared to long-term rentals in the best locations, but the gap shrinks dramatically or even reverses once you factor in the extra costs and regulatory limits.
The typical gross yield range for short-term rentals in Nagoya is around 5.5% to 8.0% in prime tourist-adjacent areas near Nagoya Station or Sakae (before costs), while long-term rentals in the same areas typically achieve 4.5% to 5.0% gross.
The main additional costs that reduce the net yield advantage of short-term rentals in Nagoya include professional cleaning between guests (often 3,000 to 5,000 yen per turnover), platform fees (typically 3% to 15% of bookings), higher utility bills you pay instead of tenants, furnishing costs, and the management overhead of handling guest communications and check-ins.
To actually outperform a long-term rental in Nagoya, a short-term rental typically needs to maintain at least 60% to 70% occupancy at competitive nightly rates, which becomes challenging when Nagoya City's ordinance restricts operating days in residential zones and many condo buildings prohibit minpaku entirely.
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What costs will eat into my net yield for an apartment in Nagoya?
What are building service charges as a % of rent in Nagoya as of 2026?
As of early 2026, building service charges (the combined management fee and repair reserve fund) for condos in Nagoya typically consume around 20% to 25% of monthly rent, which for a typical 1LDK renting at 70,000 yen means roughly 14,000 to 17,500 yen per month ($90 to $115 USD, or €85 to €105 EUR).
The realistic range of building service charges in Nagoya spans from about 15% of rent for newer, efficiently managed buildings to 35% or more of rent for older buildings or those with extensive shared amenities, meaning your actual costs could run anywhere from 10,000 to 35,000 yen per month ($65 to $225 USD, or €60 to €210 EUR) depending on the property.
In Nagoya, the services and features that typically justify higher-than-average condo charges include manned front desks (relatively rare outside central towers), extensive common areas like guest rooms or party spaces, and older buildings that have deferred maintenance and are now catching up through elevated reserve fund contributions.
What annual maintenance budget should I assume for an apartment in Nagoya right now?
Apartment owners in Nagoya should budget around 80,000 to 150,000 yen per year ($515 to $970 USD, or €485 to €910 EUR) for in-unit maintenance on a typical 1LDK to 2LDK rental property, covering minor repairs and appliance wear averaged over time.
The realistic range of annual maintenance costs in Nagoya runs from about 50,000 yen ($320 USD, €300 EUR) for newer buildings with minimal issues to 200,000 yen or more ($1,290 USD, €1,210 EUR) for older properties or units with aging water heaters, air conditioners, and kitchen equipment that need periodic replacement.
The most common maintenance expenses Nagoya apartment owners face annually are air conditioner servicing or replacement (critical in Nagoya's humid summers and cold winters), water heater maintenance, and periodic refreshing of wall coverings and tatami mats between tenancies, which Japanese tenants expect to be in good condition.
What property taxes should I expect for an apartment in Nagoya as of 2026?
As of early 2026, apartment owners in Nagoya should expect to pay annual property taxes equivalent to roughly 0.3% to 0.7% of the property's market value, which for a 25 million yen apartment works out to approximately 75,000 to 175,000 yen per year ($485 to $1,130 USD, or €455 to €1,060 EUR).
The realistic range of property taxes in Nagoya varies from about 60,000 yen per year for smaller, older units in outer wards to over 200,000 yen per year for larger or more valuable apartments in central areas like Naka-ku or Higashi-ku.
Property taxes in Nagoya are calculated based on the assessed value of the land and building (not market value), with the main components being the fixed asset tax (kotei shisan zei) at 1.4% of assessed value and the city planning tax (toshi keikaku zei) at up to 0.3%, though residential land enjoys significant reductions that lower the effective rate.
Residential apartment owners in Nagoya can benefit from the small residential land exemption, which reduces the taxable value of land under 200 square meters to one-sixth of the assessed value, and newer buildings may qualify for temporary reductions during their first few years.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Nagoya.
How much does landlord insurance cost for an apartment in Nagoya in 2026?
As of early 2026, landlord insurance for a rental apartment in Nagoya typically costs between 15,000 and 40,000 yen per year ($95 to $260 USD, or €90 to €245 EUR), covering fire and basic property damage.
The realistic range of annual landlord insurance costs in Nagoya runs from about 10,000 yen ($65 USD, €60 EUR) for basic fire coverage on a small, standard-construction unit to 50,000 yen or more ($320 USD, €300 EUR) if you add earthquake coverage (highly recommended in Japan) and more comprehensive liability protection.
What's the typical property management fee for apartments in Nagoya as of 2026?
As of early 2026, the typical property management fee for long-term rental apartments in Nagoya runs around 3% to 5% of collected rent, which on a 70,000 yen monthly rent translates to roughly 2,100 to 3,500 yen per month ($14 to $23 USD, or €13 to €21 EUR).
The realistic range of property management fees in Nagoya spans from about 3% (around 2,000 yen per month on a typical unit) for basic rent collection and tenant coordination to 8% to 15% (5,600 to 10,500 yen per month) for short-term rental operations or bilingual services targeting foreign owners who need extra support.
Standard property management fees in Nagoya typically include rent collection, tenant communication, coordinating repairs, handling lease renewals, and basic accounting, though finding a new tenant usually incurs a separate one-time leasing fee equivalent to about one month's rent.
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 Nagoya, 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 We Trust It | How We Used It |
|---|---|---|
| Tokyo Kantei | Long-running Japanese real estate data provider widely cited by banks and major media. | We used their Nagoya City used condo price benchmark as our primary purchase price anchor. We cross-checked these figures against REINS transaction data to avoid relying on a single dataset. |
| Chubu REINS | Japan's regulator-backed real estate transaction network for the Chubu region. | We used Nagoya City's average contracted prices as an independent reality check. We confirmed our price assumptions match what actually traded, not just asking prices. |
| At Home | One of Japan's largest property portals with transparent methodology for rent averages. | We used their layout-by-layout rent levels as one of two rent benchmarks for early 2026. We treated it as a market asking-rent proxy and cross-checked against LIFULL HOME'S. |
| LIFULL HOME'S | Major national property portal with large dataset and documented averaging methodology. | We used it as a second rent benchmark so our estimates don't depend on one portal. We also used ward-by-ward differences to discuss neighborhood demand and pricing gradients. |
| MLIT Repair Reserve Guidelines | Official Ministry of Land guideline providing benchmark ranges from actual repair plans. | We used MLIT's per-square-meter monthly ranges to estimate realistic owner-paid costs that reduce net yield. We also explained why cheap condo fees can signal maintenance risk. |
| REINS Management Fee Data | Industry-standard publication providing credible benchmarks for condo fee levels. | We used their reported per-square-meter management fee levels as a typical order of magnitude check. We combined it with MLIT reserve fund ranges to estimate total building charges. |
| Nagoya City Minpaku Guidance | Municipal government source for local short-term rental rules and procedures. | We used it to explain what is legal in Nagoya specifically, not just Japan generally. We highlighted that residential area restrictions can change short-term rental economics. |
| Nagoya City Property Tax Guide | Authoritative municipal source for local tax rates, timing, and calculations. | We used it to describe recurring property taxes owners should budget in Nagoya. We translated this into yield impact using conservative assumptions about assessed values. |
| Aichi Prefecture Economic Data | Prefectural government publication pulling from official national statistics. | We used it to explain why Nagoya's rental demand is structurally supported by Aichi's economic base. It helps justify why Nagoya yields behave differently from shrinking regional towns. |
| OECD Housing Database | Top-tier international organization with transparent methodology for housing affordability. | We used it to frame tenant budgets and affordability in a simple way. We did not use it for local rent levels, only for a clean affordability framing. |
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