Get all the data you need about the real estate market in Sapporo
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Sapporo is Japan's fifth-largest city and Hokkaido's economic capital, with a strong rental market driven by students, commuters, and a growing tourism sector.
In this article, we break down rental yields across Sapporo's main neighborhoods as of March 2026, using verifiable data from Japan's leading property portals and government sources.
And if you're planning to buy a property in Sapporo, you may want to download our real estate pack about Sapporo.
A quick summary table
| Metric | Value |
|---|---|
| Sapporo neighborhood with the best gross rental yield | Kotoni (1K apartment, 7.3%) |
| Sapporo neighborhoods with the weakest rental yields | Nishi 18-chome and Sapporo Station (net yields as low as 2.8%) |
| Average gross yield across Sapporo | ~5.2% |
| Average net yield across Sapporo | ~3.6% |
| Median purchase price in Sapporo | ~¥16,200,000 |
| Average monthly rent in Sapporo | ~¥68,000 |
| Average occupancy rate in Sapporo | ~95.5% |
| Fastest leasing market in Sapporo | Odori studio (8 days) |
| Slowest leasing market in Sapporo | Shin-Sapporo detached house (19 days) |
| Highest occupancy neighborhood in Sapporo | Odori studio and Kotoni 1K (both 97–98%) |
| Best value high-yield Sapporo segment | Kotoni and Gakuenmae small units |
| Yield spread across Sapporo | From 2.8% net (Nishi 18-chome) to 5.5% net (Kotoni 1K) |
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Sapporo neighborhoods and property types in 2026 ranked by rental yield
This table ranks the main Sapporo neighborhoods and property types 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 ownership 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 Sapporo.
| # | 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 | Kotoni | 1K apartment | 7.3% | 5.5% | ¥7,100,000 | ¥43,000 | ¥165,000 | 97% | 9 days | JR commuters and young singles | Tenant churn in small units | Top Pick |
| 2 | Kotoni | 1LDK apartment | 5.6% | 4.0% | ¥12,100,000 | ¥56,700 | ¥235,000 | 96% | 11 days | Couples wanting west-side convenience | New-build rent pressure | Good Potential |
| 3 | Kotoni | 2LDK apartment | 5.3% | 3.7% | ¥18,300,000 | ¥80,500 | ¥325,000 | 95% | 13 days | Families wanting JR and subway access | Family stock competition | Good Potential |
| 4 | Gakuenmae | Studio apartment | 6.3% | 4.7% | ¥7,300,000 | ¥38,400 | ¥165,000 | 97% | 9 days | University students and interns | Seasonal leasing concentration | Good Potential |
| 5 | Gakuenmae | 1LDK apartment | 5.1% | 3.7% | ¥12,300,000 | ¥52,600 | ¥235,000 | 95% | 12 days | Young workers and graduate students | Tenant turnover after graduation | Moderate Appeal |
| 6 | Gakuenmae | 2LDK apartment | 4.9% | 3.4% | ¥18,100,000 | ¥73,800 | ¥320,000 | 94% | 15 days | Couples near central campuses | Smaller renter pool | Moderate Appeal |
| 7 | Susukino | Studio apartment | 6.3% | 4.5% | ¥9,900,000 | ¥52,300 | ¥215,000 | 97% | 9 days | Nightlife workers and urban singles | Higher turnover and wear | Good Potential |
| 8 | Susukino | 1LDK apartment | 4.7% | 3.3% | ¥16,500,000 | ¥64,600 | ¥295,000 | 96% | 11 days | Central service-sector couples | Tenant churn risk | Moderate Appeal |
| 9 | Susukino | 2LDK apartment | 4.8% | 3.3% | ¥24,800,000 | ¥98,700 | ¥390,000 | 95% | 14 days | Couples wanting central convenience | Micro-location noise issues | Moderate Appeal |
| 10 | Kita 24-jo | 1K apartment | 6.1% | 4.5% | ¥7,300,000 | ¥37,200 | ¥165,000 | 96% | 11 days | Students and entry-level workers | Older stock competition | Good Potential |
| 11 | Kita 24-jo | 1LDK apartment | 4.8% | 3.4% | ¥12,500,000 | ¥50,000 | ¥235,000 | 95% | 13 days | Young couples on subway line | Rent ceiling risk | Moderate Appeal |
| 12 | Kita 24-jo | 2LDK apartment | 4.6% | 3.1% | ¥18,200,000 | ¥69,300 | ¥320,000 | 94% | 16 days | Budget-conscious small families | Softer family depth | Moderate Appeal |
| 13 | Asabu | 1K apartment | 6.2% | 4.6% | ¥7,400,000 | ¥38,100 | ¥165,000 | 96% | 11 days | North-side commuters and students | Aging asset quality | Good Potential |
| 14 | Asabu | 1LDK apartment | 4.7% | 3.4% | ¥12,600,000 | ¥49,500 | ¥235,000 | 95% | 13 days | Young couples on Namboku line | Slower rent growth | Moderate Appeal |
| 15 | Asabu | 2LDK apartment | 4.4% | 2.9% | ¥18,400,000 | ¥67,600 | ¥320,000 | 94% | 16 days | Practical family renters | Suburban competition | Limited Appeal |
| 16 | Odori | Studio apartment | 6.0% | 4.4% | ¥10,500,000 | ¥52,600 | ¥210,000 | 98% | 8 days | CBD workers and city-core singles | Nightlife tenant turnover | Good Potential |
| 17 | Odori | 1LDK apartment | 4.9% | 3.6% | ¥17,500,000 | ¥71,900 | ¥295,000 | 97% | 10 days | Professionals wanting walkability | High central pricing | Moderate Appeal |
| 18 | Odori | 2LDK apartment | 5.0% | 3.6% | ¥26,300,000 | ¥109,100 | ¥390,000 | 96% | 12 days | Affluent couples without cars | Luxury pipeline competition | Moderate Appeal |
| 19 | Shin-Sapporo | 1LDK apartment | 5.9% | 4.2% | ¥10,800,000 | ¥53,100 | ¥225,000 | 95% | 13 days | Hospital staff and local professionals | Slower capital upside | Good Potential |
| 20 | Shin-Sapporo | 2LDK apartment | 5.6% | 3.9% | ¥16,200,000 | ¥75,000 | ¥315,000 | 94% | 15 days | Suburban families near transit hub | Broader suburban competition | Good Potential |
| 21 | Shin-Sapporo | 3-bedroom house | 5.7% | 3.8% | ¥22,000,000 | ¥105,000 | ¥470,000 | 93% | 19 days | Car-owning family households | Snow and exterior upkeep costs | Moderate Appeal |
| 22 | Maruyama Koen | 1LDK apartment | 5.7% | 4.0% | ¥13,200,000 | ¥62,200 | ¥245,000 | 96% | 12 days | Upscale singles near parks | Premium resale pricing | Good Potential |
| 23 | Maruyama Koen | 2LDK apartment | 5.8% | 4.0% | ¥20,200,000 | ¥97,400 | ¥345,000 | 96% | 12 days | Affluent couples and small families | Owner-occupier competition | Good Potential |
| 24 | Maruyama Koen | 3LDK condo | 5.1% | 3.4% | ¥31,000,000 | ¥130,600 | ¥470,000 | 95% | 15 days | Executive families wanting good schools | Thinner renter pool | Moderate Appeal |
| 25 | Sapporo Station | Studio apartment | 4.5% | 3.2% | ¥12,600,000 | ¥47,200 | ¥220,000 | 97% | 10 days | Downtown students and young staff | Elevated entry pricing | Moderate Appeal |
| 26 | Sapporo Station | 1LDK apartment | 4.0% | 2.8% | ¥21,300,000 | ¥70,300 | ¥305,000 | 97% | 10 days | Central professionals and couples | New-supply competition | Moderate Appeal |
| 27 | Sapporo Station | 2LDK apartment | 4.1% | 2.9% | ¥31,000,000 | ¥106,100 | ¥395,000 | 96% | 12 days | Dual-income commuters near JR | Lower yield after fees | Moderate Appeal |
| 28 | Nishi 18-chome | Studio apartment | 4.3% | 2.9% | ¥11,000,000 | ¥39,800 | ¥205,000 | 96% | 12 days | Hospital staff and students | Weaker rent-to-price ratio | Limited Appeal |
| 29 | Nishi 18-chome | 1LDK apartment | 4.2% | 2.9% | ¥17,600,000 | ¥62,200 | ¥295,000 | 96% | 12 days | Young professionals near west core | Mid-range oversupply | Limited Appeal |
| 30 | Nishi 18-chome | 2LDK apartment | 4.3% | 2.9% | ¥26,900,000 | ¥95,400 | ¥390,000 | 95% | 14 days | Medical households and couples | Fees dilute returns | Limited Appeal |
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Key insights about rental yields in Sapporo
Insights
- Kotoni's 1K apartment posts a 7.3% gross yield and 5.5% net yield, making it the strongest small-unit Sapporo investment in this dataset by a clear margin over any central neighborhood.
- Sapporo Station rents very fast (10 days average) and holds a 97% occupancy, but its net yields of 2.8% to 3.2% are among the lowest in the city because purchase prices are so high.
- Nishi 18-chome is the only Sapporo area where all three property types land below 3% net yield, meaning fees and purchase prices together eliminate most of the rental income.
- The Odori studio is the fastest-leasing unit in the entire dataset at 8 days and 98% occupancy, giving landlords near-zero void periods despite being in a pricier central area.
- Across Sapporo, net yield is on average about 1.5 to 1.7 percentage points below gross yield, so a property advertised at 6% gross will typically deliver something closer to 4.5% in practice.
- Gakuenmae studios and Asabu 1K units both sit around 4.6 to 4.7% net yield with entry prices below ¥8 million, making them among the lowest-ticket paths to a positive income property in Sapporo.
- Shin-Sapporo's detached house carries the highest annual ownership fee in the dataset at ¥470,000, partly because Sapporo's heavy snowfall adds exterior upkeep and snow-clearing costs that apartments do not face to the same degree.
- The Maruyama Koen 2LDK posts a 5.8% gross yield despite being in a premium neighborhood, outperforming the Sapporo Station 2LDK by nearly 1.7 percentage points, which shows that prestige and yield do not always move in opposite directions.
- Sapporo's outer commuter nodes (Kotoni, Asabu, Kita 24-jo) consistently deliver better net yields than the most recognized central names, with entry prices roughly 30 to 40% lower than Sapporo Station equivalents.
- All 30 Sapporo properties in this dataset show occupancy of 93% or above, which reflects a structurally tight rental market across the city rather than a concentration of demand in just a few areas.
- In Sapporo, detached rental houses take the longest to find tenants (up to 19 days) and carry the most seasonal maintenance risk, making them harder to manage for a first-time landlord compared to compact apartments near subway stations.
- The gap between the best and worst Sapporo net yield in this dataset is 2.7 percentage points (5.5% vs 2.8%), which is wide enough that neighborhood selection matters more than negotiating a small discount on the purchase price.
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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 Sapporo.
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 for Sapporo, we applied a strict source filter. We only used authoritative, verifiable Japanese sources, not random listings or unsupported figures. More on that point below.
For each Sapporo neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. Where possible, we cross-checked multiple sources to confirm the same range. This is especially important in Sapporo, where building age, floor level, station walk time, and parking availability can all shift prices meaningfully.
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.
These expenses vary noticeably across Sapporo's neighborhoods. That is why two areas with similar rents can still produce different net returns.
For example, central Sapporo condos near Odori or Sapporo Station tend to carry higher management and repair reserve fees. Older buildings in Asabu or Kita 24-jo may need more maintenance. And across all Sapporo properties, winter upkeep adds a cost layer that does not apply in warmer Japanese cities.
We also estimated ownership annual fees by combining the main recurring costs for each asset type. This includes fixed asset tax, city-planning tax, condo management fees and repair reserves where relevant, a winter maintenance allowance, and a vacancy allowance based on local occupancy estimates.
These estimates were not applied as one flat number across the city. They were adjusted by neighborhood and property type to better reflect local Sapporo ownership conditions.
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 Sapporo.
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 Sapporo, 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 |
|---|---|---|
| MLIT Land Market Value Publication | Japan's national land-price publication from the Ministry of Land, Infrastructure, Transport and Tourism. | We used it to anchor Sapporo's official land-value framework as the public-sector base layer. It grounded all neighborhood pricing logic before we added listing and rent data. |
| Sapporo City land price page | The City of Sapporo's own official page for local land-price releases and summaries. | We used it to confirm the March 2026 local publication timing and the city's own pricing materials. It kept our neighborhood estimates aligned with Sapporo-specific conditions. |
| SUUMO "Most desirable places" 2025 Hokkaido/Sapporo | SUUMO is one of Japan's biggest housing platforms, and this PDF explains its survey scope and method clearly. | We used it to identify the most searched Sapporo neighborhoods and stations in real residential search behavior. It helped us avoid picking obscure micro-areas with limited tenant demand. |
| LIFULL HOME'S Sapporo rent page | LIFULL HOME'S is a major national property portal with transparent methodology and regular updates. | We used it to benchmark ward-level rent ranges across Sapporo. It let us sense-check station-level rents against broader ward averages for consistency. |
| LIFULL HOME'S Sapporo condo price page | A large portal-based average price series for Sapporo condos with a stated methodology and update date. | We used it to benchmark city and ward-level resale condo prices in Sapporo. It served as one side of the price triangulation for apartment-heavy neighborhoods. |
| At Home Sapporo rent trend report (March 2025) | At Home is a long-established national property platform and this is its formal market report with a clear publication date. | We used it to cross-check that Sapporo rent growth remained firm going into 2025 and 2026. It served as a market-level check against individual station pages. |
| At Home station rent pages (Kotoni, Asabu, Kita 24-jo, Odori, Sapporo Station, and others) | Current station-level rent pages from a major Japanese portal showing recent three-month averages by floor plan. | We used them for layout-level rents at each Sapporo station area covered in this article. They gave us the most granular and recent rental data available by neighborhood. |
| Sapporo fixed asset tax and city-planning tax pages | Official Sapporo city tax pages for fixed asset tax and the 0.3% city-planning tax. | We used them for the tax rates that feed into our ownership-cost estimates. They ensured our net yield calculations reflected Sapporo's actual tax mechanics rather than national averages. |
| IREM Japan Rental Housing Survey 2025 | A recognized industry survey focused on rental operating indicators and vacancy rates across Japan. | We used it as a vacancy and operations cross-check to keep occupancy assumptions realistic. It prevented us from assuming perfect leasing conditions that do not reflect the real Sapporo market. |
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