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This article explains current housing prices in Sapporo in 2026, with simple figures for apartments, houses, luxury homes, and entry-level homes.
We constantly update this blog post when new Sapporo property data becomes available, because local prices can change by ward, building age, and station access.
The goal is simple: help you understand what a normal residential property in Sapporo costs before you speak with an agent or seller.
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 Sapporo.
Insights
- A normal residential property in Sapporo in 2026 costs about ¥24.5 million, so the city remains affordable compared with Tokyo, Osaka, Kyoto, and Niseko.
- The median housing price in Sapporo in 2026 is around ¥22.5 million, which is more useful than the average because luxury units pull the average upward.
- Sapporo resale condos and detached houses are close in price, with used condos around ¥24 million and used houses around ¥26 million in the main market.
- The cheapest Sapporo property opportunities are usually older apartments or houses in Minami-ku, Teine-ku, and other more car-dependent areas.
- The most expensive Sapporo homes are usually near Sapporo Station, Odori, Maruyama Koen, and Nishi 18-chome, where transport and prestige matter most.
- Listed prices in Sapporo are usually only 3% to 6% above final sale prices, so buyers should not expect very deep discounts on good central homes.
- New homes in Sapporo often cost 55% to 80% more per square meter than resale homes, mostly because new supply is limited and construction costs are high.
- A foreign buyer with $200,000 can still find a practical Sapporo home, especially an existing family condo or a detached house outside the most central wards.
- Buyers should add about 7% to 10% for taxes and fees in Sapporo, then add renovation costs separately if the building is old.
What is the average housing price in Sapporo in 2026?
The median housing price in Sapporo in 2026 is more useful than the average because a few expensive central apartments can make the average look higher than what most buyers actually pay.
We are writing this as of 2026, using the latest data collected from authoritative sources that we manually double checked.
The median housing price in Sapporo in 2026 is about ¥22.5 million, which is roughly $140,000 or €122,000. The average housing price in the Sapporo market in 2026 is about ¥24.5 million, which is roughly $153,000 or €133,000.
For 80% of residential properties in the Sapporo market in 2026, a realistic price range is about ¥8 million to ¥55 million, or about $50,000 to $343,000, or about €43,000 to €298,000.
A realistic entry range in Sapporo in 2026 is about ¥6 million to ¥12 million, or about $37,000 to $75,000, or about €32,000 to €65,000, which usually means an older 35 to 50 m² apartment in Minami-ku, Teine-ku, or parts of Toyohira-ku.
A realistic luxury property range in Sapporo in 2026 is about ¥70 million to ¥180 million, or about $437,000 to $1.12 million, or about €379,000 to €974,000, which usually means a newer 85 to 120 m² apartment in Maruyama Koen, Odori, Sapporo Station, or Nishi 18-chome.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Sapporo.
Are Sapporo property listing prices close to the actual sale price in 2026?
In Sapporo in 2026, closed sale prices are usually about 3% to 6% below initial listing prices, with a practical estimate of about 4.5% below asking.
This means a Sapporo property listed at ¥30 million often sells for around ¥28.6 million to ¥29.1 million after normal negotiation. The gap is smaller for good central homes near subway or JR stations, and larger for older suburban buildings with repair reserves, heating costs, snow-management issues, or renovation needs.
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What is the price per sq m or per sq ft for properties in Sapporo in 2026?
As of 2026, the median housing price in Sapporo is about ¥290,000 per m², or about $1,810 per m², or about €1,570 per m², and about ¥26,900 per ft², or about $168 per ft², or about €146 per ft². The average housing price in Sapporo is about ¥315,000 per m², or about $1,966 per m², or about €1,704 per m², and about ¥29,300 per ft², or about $183 per ft², or about €158 per ft².
The highest price per m² in Sapporo in 2026 is usually for compact or medium-size central apartments, while the lowest price per m² is usually for older houses or apartments farther from subway and JR access.
The highest price per m² in Sapporo in 2026 is usually found around Sapporo Station, Odori, Maruyama Koen, Nishi 18-chome, and premium Chuo-ku addresses, where prices often range from about ¥350,000 to more than ¥1.2 million per m². The lowest price range is usually found in older stock in Minami-ku, Teine-ku, Kiyota-ku, and other car-oriented areas, where prices often range from about ¥100,000 to ¥250,000 per m².
How have property prices evolved in Sapporo?
Compared with one year earlier, Sapporo residential property prices in 2026 are about 2.5% higher in nominal terms. The increase is moderate because central demand stayed solid, but the citywide market did not rise as fast as the strongest resort or Tokyo markets.
Compared with two years earlier, Sapporo property prices in 2026 are likely about 5% to 8% higher in nominal terms. The main reason is that good resale supply stayed limited near popular stations, while construction costs kept new homes expensive.
By the way, we’ve written a blog article detailing the latest updates on property price variations in Japan.
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 Sapporo.
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How do prices vary by housing type in Sapporo in 2026?
In Sapporo in 2026, existing condos make up about 55% to 60% of normal buyer activity, existing detached houses about 30% to 35%, new condos about 5% to 8%, new detached houses about 3% to 6%, and luxury units about 1% to 3%, because most ordinary buyers are looking at resale stock rather than new development.
Existing condos in Sapporo in 2026 average about ¥24 million, or about $150,000 or €130,000, while existing detached houses average about ¥26 million, or about $162,000 or €141,000. New condos are closer to ¥55 million, or about $343,000 or €298,000, new detached houses are around ¥38 million, or about $237,000 or €206,000, and luxury condo or tower units often start around ¥100 million, or about $624,000 or €541,000.
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Sapporo?
- How much should you pay for an apartment in Sapporo?
How do property prices compare between existing and new homes in Sapporo in 2026?
In Sapporo in 2026, new homes usually cost about 55% to 80% more per m² than comparable existing homes, with a practical central estimate of about 65% more.
This premium exists because new Sapporo homes are limited in number, construction costs remain high, and new apartments are often built in stronger central or transit-side locations with better winter comfort.
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How do property prices vary by neighborhood in Sapporo in 2026?
In Maruyama Koen and Nishi 18-chome, buyers mostly find larger condos and premium family apartments, often from about ¥35 million to ¥90 million, or about $218,000 to $562,000, or about €189,000 to €487,000. These Sapporo neighborhoods are expensive because they combine parks, schools, prestige, and subway access.
In Sapporo Station and Odori, buyers mostly find central apartments, towers, and compact investor units, often from about ¥30 million to ¥120 million, or about $187,000 to $749,000, or about €162,000 to €649,000. These areas are expensive because they have the best transport, offices, shopping, and daily convenience in Sapporo.
In Nakajima Koen and the edge of Susukino, buyers mostly find compact condos and mid-market apartments, often from about ¥15 million to ¥45 million, or about $94,000 to $281,000, or about €81,000 to €243,000. This part of Sapporo is more affordable than Odori or Maruyama, while still being central and walkable.
You will find a much more detailed analysis by areas in our property pack about Sapporo. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Sapporo area | Market label | Average price range | Average range per m² | Average range per ft² |
|---|---|---|---|---|
| Sapporo Station / Sapporo eki | Prime transport | ¥45m to ¥120m / $281k to $749k | ¥550k to ¥1.1m / $3,431 to $6,863 | ¥51k to ¥102k / $319 to $638 |
| Odori | Central premium | ¥35m to ¥100m / $218k to $624k | ¥450k to ¥900k / $2,808 to $5,615 | ¥42k to ¥84k / $261 to $522 |
| Maruyama Koen | Prestige family | ¥35m to ¥90m / $218k to $562k | ¥380k to ¥800k / $2,371 to $4,991 | ¥35k to ¥74k / $220 to $464 |
| Nishi 18-chome | Calm central | ¥28m to ¥75m / $175k to $468k | ¥360k to ¥700k / $2,246 to $4,367 | ¥33k to ¥65k / $209 to $406 |
| Nakajima Koen | Central value | ¥14m to ¥45m / $87k to $281k | ¥300k to ¥520k / $1,872 to $3,244 | ¥28k to ¥48k / $174 to $301 |
| Susukino | Nightlife investor | ¥12m to ¥55m / $75k to $343k | ¥350k to ¥650k / $2,184 to $4,056 | ¥33k to ¥60k / $203 to $377 |
| Naebo | Redevelopment | ¥25m to ¥65m / $156k to $406k | ¥380k to ¥650k / $2,371 to $4,056 | ¥35k to ¥60k / $220 to $377 |
| Soen | Family practical | ¥22m to ¥55m / $137k to $343k | ¥300k to ¥500k / $1,872 to $3,119 | ¥28k to ¥46k / $174 to $290 |
| Kotoni | West-side popular | ¥16m to ¥42m / $100k to $262k | ¥250k to ¥430k / $1,560 to $2,683 | ¥23k to ¥40k / $145 to $249 |
| Hiragishi | Subway value | ¥14m to ¥35m / $87k to $218k | ¥240k to ¥400k / $1,498 to $2,496 | ¥22k to ¥37k / $139 to $232 |
| Shiroishi | Commute practical | ¥15m to ¥38m / $94k to $237k | ¥240k to ¥410k / $1,498 to $2,558 | ¥22k to ¥38k / $139 to $238 |
| Teine / Minami outer areas | Budget car-oriented | ¥6m to ¥28m / $37k to $175k | ¥100k to ¥250k / $624 to $1,560 | ¥9k to ¥23k / $58 to $145 |
How much more do you pay for properties in Sapporo when you include renovation work, taxes, and fees?
In Sapporo in 2026, buyers should usually add 7% to 10% on top of the purchase price for taxes and fees before adding any renovation work.
For a Sapporo property bought around $200,000, which is about ¥32.1 million, taxes and fees may add about ¥2.5 million to ¥3.2 million, or about $16,000 to $20,000. With a normal renovation, the total cost can easily reach about ¥39 million to ¥42 million, or about $243,000 to $262,000.
For a Sapporo property bought around $500,000, which is about ¥80.1 million, taxes and fees may add about ¥5.6 million to ¥8 million, or about $35,000 to $50,000. With a normal renovation, the final budget can be closer to ¥95 million to ¥105 million, or about $593,000 to $655,000.
For a Sapporo property bought around $1,000,000, which is about ¥160.3 million, taxes and fees may add about ¥11 million to ¥16 million, or about $69,000 to $100,000. If the property is large or premium and needs upgrades, the total budget can move toward ¥190 million to ¥210 million, or about $1.19 million to $1.31 million.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Japan.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Sapporo
| Extra cost | Type | Estimated cost range in Sapporo |
|---|---|---|
| Brokerage fee | Fee | Usually about 3.3% of the price plus ¥66,000, which is about $412 plus a percentage of the price. On a ¥30 million home, this is roughly ¥1.06 million, or about $6,600. |
| Registration and license tax | Tax | Often about 0.3% to 1.5% of assessed value, not always the sale price. For many Sapporo homes, a simple planning range is about ¥100,000 to ¥700,000, or about $624 to $4,367. |
| Real-estate acquisition tax | Tax | The headline rate can look high, but relief measures often reduce the practical cost for qualifying homes. A realistic effective range is often about 0.5% to 2.0% of the purchase price after relief. |
| Stamp duty | Tax | Most ordinary Sapporo purchase contracts fall in a simple range of about ¥10,000 to ¥60,000, or about $62 to $374. The exact amount depends on the contract value. |
| Judicial scrivener | Fee | A buyer usually pays a judicial scrivener to handle registration work. A common Sapporo planning range is about ¥100,000 to ¥250,000, or about $624 to $1,560. |
| Loan fees | Financing | If the buyer uses a mortgage, bank fees can add about 1% to 3% of the loan amount. The final number depends on the lender, product, borrower profile, and whether guarantee fees apply. |
| Light renovation | Renovation | A light refresh can cost about ¥500,000 to ¥2 million, or about $3,100 to $12,500. This may cover paint, small flooring work, simple fixtures, or minor repairs. |
| Full interior renovation | Renovation | A normal full interior renovation can cost about ¥4 million to ¥12 million, or about $25,000 to $75,000. This is common for older Sapporo apartments bought at a discount. |
| Heavy house renovation | Renovation | A heavy renovation for an older detached house can cost about ¥10 million to ¥25 million, or about $62,000 to $156,000. Snow, insulation, heating, roofing, and structure can make this expensive. |
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 Sapporo in 2026 with different budgets?
With $100,000, or about ¥16 million, there is a real Sapporo market, but mostly for older or smaller homes: an existing 45 to 55 m² apartment in Nakajima Koen, an existing 55 to 65 m² condo in Hiragishi or Shiroishi, or an older detached house needing work in Teine-ku or Minami-ku.
With $200,000, or about ¥32.1 million, a buyer in Sapporo can often find an existing 70 to 80 m² family condo in Kotoni, an existing 70 to 80 m² condo in Soen or Shiroishi, or an existing detached house in Teine-ku, Kiyota-ku, or parts of Higashi-ku.
With $300,000, or about ¥48.1 million, a buyer in Sapporo can often consider an existing 75 to 85 m² condo in Maruyama Koen or Nishi 18-chome, a newer 65 to 75 m² condo in Naebo or east of Sapporo Station, or a good existing detached house in Nishi-ku or Toyohira-ku.
With $500,000, or about ¥80.1 million, a buyer in Sapporo can often target an 80 to 95 m² premium condo in Odori or the Sapporo Station area, a 90 to 110 m² family condo in Maruyama Koen, or a high-quality existing detached house around the Miyanomori or Maruyama side.
With $1,000,000, or about ¥160.3 million, a buyer in Sapporo is in luxury territory and can look for a 100 to 130 m² tower unit near Sapporo Station or Odori, a premium 120 m² apartment in Maruyama Koen or Miyanomori, or a large detached house in a top west-side residential pocket.
With $2,000,000, or about ¥320.5 million, the Sapporo market becomes very thin because this budget is above what most ordinary buyers need, but it may buy a top-floor central tower unit, a very large premium Miyanomori or Maruyama residence, or several high-quality residential units.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Japan.
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 Sapporo, 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 this source matters | How we used it |
|---|---|---|
| East Japan REINS Market Watch, April 2026 | REINS is Japan’s official real-estate transaction network and is one of the strongest sources for closed resale data. | We used it as the main source for actual resale condo and detached-house prices in Sapporo. We also used its year-on-year movement to estimate the June 2026 level. |
| Sapporo City 2026 Koji Chika land-price report | Sapporo City publishes official land-price information based on Japan’s national land appraisal system. | We used it to check which wards and neighborhoods are more expensive. We also used it to support the long-term land-price growth estimate. |
| LIFULL HOME’S Sapporo used-condo price page | LIFULL HOME’S is one of Japan’s large property portals and gives useful listing-market averages. | We used it to compare asking prices by ward. We did not treat it as the main closed-price source, because listing prices are not the same as sale prices. |
| Tokyo Kantei Sapporo condo market report | Tokyo Kantei is a long-established Japanese real-estate data company used for condo market analysis. | We used it to estimate the new-build premium in Sapporo. We also used it to cross-check long-term condo price growth. |
| Bank of Japan daily FX rates, June 9, 2026 | The Bank of Japan is Japan’s central bank and is a strong official source for exchange-rate references. | We used it to convert yen prices into dollars and euros. We used ¥160.27 per dollar and ¥184.87 per euro as practical June 2026 references. |
| Statistics Bureau of Japan CPI | The Statistics Bureau of Japan is the official source for consumer price inflation in Japan. | We used it to separate nominal property-price changes from real changes after inflation. We kept the explanation simple because most buyers mainly need the practical direction. |
| MLIT real-estate acquisition tax special measures | MLIT explains national housing tax measures and relief rules for buyers. | We used it to estimate buyer-side acquisition tax. We also used it to avoid confusing headline tax rates with practical effective costs. |
| National Tax Agency stamp duty page | Japan’s National Tax Agency is the official tax authority for stamp duty rules. | We used it to estimate stamp duty on real-estate contracts. We kept the result as a simple planning range because exact amounts depend on contract value. |
| National Tax Agency registration tax page | Japan’s National Tax Agency is the official tax authority for registration-tax rules. | We used it to estimate registration and license tax. We treated assessed value and purchase price separately because the two numbers are not always the same. |
| REINS resale condo price data | This part of the REINS report gives useful closed-price information for used condominiums. | We used the Sapporo used-condo average price, price per m², and average size as the main condo anchor. We then rounded the result for easier reading. |
| REINS detached-house resale data | This part of the REINS report helps compare apartments with houses in the same city. | We used the Sapporo used detached-house average price to build the blended residential estimate. We also used it to explain why houses and condos sit in a similar price band. |
| Sapporo City land-price index data | The land-price index gives a useful long-term view of the Sapporo residential market. | We used it to support the 10-year growth explanation. We also used it to explain why central and west-side addresses command higher prices. |
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