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This guide breaks down what you can expect to pay for rent in Sapporo in 2026, whether you are looking for a studio, a family apartment, or an investment property.
We update this blog post regularly to keep the numbers fresh and reliable.
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
- Sapporo rents remain roughly 40% to 50% lower than Tokyo for similar apartment sizes, making it one of the best value-for-money major cities in Japan for renters and landlords alike.
- Chūō-ku commands a clear rent premium, with 2-bedroom apartments often costing double what you would pay in outer wards like Teine-ku or Kiyota-ku.
- Sapporo's rental vacancy rate for actively marketed units sits around 6%, well below the city's overall 13.8% vacant homes figure, which includes abandoned and seasonal properties.
- February through April is the busiest rental season in Sapporo because Japan's school year starts in April, triggering a wave of student and job-starter relocations.
- Good insulation and efficient heating systems can boost rent by 5% to 10% in Sapporo, since tenants prioritize winter comfort in Hokkaido's cold climate.
- Young professionals cluster around Sapporo Station and the Ōdōri-Susukino corridor, where walkable nightlife and quick commutes justify slightly higher rents.
- Families often target Maruyama or Shin-Sapporo, balancing access to parks, schools, and subway lines with rents that remain more affordable than the central core.
- Landlords in Sapporo pay a combined 1.7% annual property tax rate (1.4% fixed asset tax plus 0.3% city planning tax), which translates to roughly ¥14,000 to ¥18,000 per month for a typical apartment.
What are typical rents in Sapporo as of 2026?
What's the average monthly rent for a studio in Sapporo as of 2026?
As of January 2026, a typical studio apartment in Sapporo rents for around ¥40,000 per month, which is roughly $260 USD or €240 EUR.
Most studios in Sapporo fall within a realistic range of ¥30,000 to ¥55,000 per month (about $195 to $355 USD, or €180 to €330 EUR), depending on location and building age.
The main factors that push Sapporo studio rents higher or lower include proximity to subway stations, building age, floor level, and whether the unit is in the central Chūō-ku area or in a more suburban ward like Teine-ku or Kiyota-ku.
What's the average monthly rent for a 1-bedroom in Sapporo as of 2026?
As of January 2026, a typical 1-bedroom apartment (called 1LDK in Japan) in Sapporo rents for around ¥55,000 per month, which is roughly $355 USD or €330 EUR.
Most 1-bedroom apartments in Sapporo fall within a realistic range of ¥45,000 to ¥75,000 per month (about $290 to $485 USD, or €270 to €455 EUR).
For 1-bedroom apartments in Sapporo, the cheapest rents are usually found in wards like Teine-ku and Atsubetsu-ku, while Chūō-ku and areas near Sapporo Station consistently have the highest prices.
What's the average monthly rent for a 2-bedroom in Sapporo as of 2026?
As of January 2026, a typical 2-bedroom apartment (called 2LDK in Japan) in Sapporo rents for around ¥70,000 per month, which is roughly $455 USD or €425 EUR.
Most 2-bedroom apartments in Sapporo fall within a realistic range of ¥55,000 to ¥110,000 per month (about $355 to $710 USD, or €330 to €665 EUR), with considerable variation by neighborhood.
For 2-bedroom apartments in Sapporo, the most affordable options are in outer wards like Kiyota-ku and Teine-ku, while Chūō-ku (especially around Maruyama and Ōdōri) commands the highest rents in the city.
By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Sapporo.
What's the average rent per square meter in Sapporo as of 2026?
As of January 2026, the average rent per square meter in Sapporo is around ¥1,700 per month, which is roughly $11 USD or €10 EUR per square meter.
Across Sapporo's neighborhoods, rent per square meter typically ranges from ¥1,300 to ¥2,200 per month (about $8 to $14 USD, or €8 to €13 EUR), with central Chūō-ku at the high end and suburban wards at the low end.
Compared to other major Japanese cities, Sapporo offers significantly lower rent per square meter than Tokyo, Osaka, or Yokohama, making it one of the most affordable big cities in the country.
In Sapporo, rent per square meter tends to be higher for newer buildings, units with modern heating systems, properties near subway stations, and apartments in well-maintained buildings with elevators.
How much have rents changed year-over-year in Sapporo in 2026?
As of January 2026, rents in Sapporo have increased by an estimated 1% to 3% compared to January 2025, with central locations outperforming suburban areas.
The main factors driving rent changes in Sapporo this year include strong demand near transit hubs, continued interest in well-insulated modern apartments, and modest population inflows from other parts of Hokkaido.
This year's rent growth in Sapporo follows a similar pattern to 2024 and 2025, when the city saw steady but moderate increases (the official survey showed a cumulative 6.4% rise since 2018).
What's the outlook for rent growth in Sapporo in 2026?
As of January 2026, we expect Sapporo rents to grow by about 1% to 3% over the coming year, with the strongest gains in central and well-connected areas.
Key factors likely to influence Sapporo rent growth in 2026 include continued land price appreciation in major regional cities, steady demand from students and young professionals, and limited new construction in the most desirable neighborhoods.
Neighborhoods like Chūō-ku (especially Maruyama and Ōdōri) and transit-heavy nodes like Shin-Sapporo are expected to see the strongest rent growth in Sapporo this year.
Risks that could change this outlook include a sharper-than-expected economic slowdown, higher vacancy rates in older buildings, or a shift in remote work patterns that reduces demand for central apartments.
We have made this infographic to give you a quick and clear snapshot of the property market in Japan. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods rent best in Sapporo as of 2026?
Which neighborhoods have the highest rents in Sapporo as of 2026?
As of January 2026, the three neighborhoods with the highest average rents in Sapporo are Maruyama (around ¥90,000 to ¥110,000 per month for a 2LDK, or $580 to $710 USD, €545 to €665 EUR), Ōdōri-Susukino (around ¥80,000 to ¥100,000, or $515 to $645 USD, €485 to €605 EUR), and the area near Sapporo Station (around ¥75,000 to ¥95,000, or $485 to $615 USD, €455 to €575 EUR).
These Sapporo neighborhoods command premium rents because they offer walkable access to offices, entertainment, parks, and multiple subway and JR lines, all within a few minutes of the city's main commercial core.
Tenants who rent in these high-rent Sapporo neighborhoods are typically dual-income couples, senior professionals, and expats who prioritize convenience and lifestyle over budget.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Sapporo.
Where do young professionals prefer to rent in Sapporo right now?
The three neighborhoods where young professionals most often prefer to rent in Sapporo are the Sapporo Station area (convenient for commuting), the Ōdōri-Susukino corridor (central nightlife and dining), and Kotoni in Nishi-ku (good transit access with lower prices than the center).
Young professionals in these Sapporo neighborhoods typically pay between ¥50,000 and ¥70,000 per month for a 1LDK (about $325 to $455 USD, or €300 to €425 EUR).
What draws young professionals to these Sapporo areas is the combination of short commutes, walkable restaurants and cafes, proximity to gyms and convenience stores, and lively street life that makes urban living enjoyable.
By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Sapporo.
Where do families prefer to rent in Sapporo right now?
The three neighborhoods where families most often prefer to rent in Sapporo are Maruyama (upscale and park-adjacent), Toyohira-ku around Hiragishi and Sumikawa (good value and calm streets), and Shin-Sapporo in Atsubetsu-ku (a major subcenter with shopping and schools).
Families in these Sapporo neighborhoods typically pay between ¥65,000 and ¥100,000 per month for a 2LDK or 3LDK (about $420 to $645 USD, or €395 to €605 EUR).
What makes these Sapporo neighborhoods attractive to families is the combination of larger apartment layouts, nearby parks and green spaces, quieter residential streets, and reliable subway access for commuting parents.
For families in Sapporo, top-rated schools and international options are found near Maruyama (several well-regarded elementary schools) and Shin-Sapporo (convenient for Atsubetsu-ku public schools and after-school programs).
Which areas near transit or universities rent faster in Sapporo in 2026?
As of January 2026, the three areas near transit hubs or universities that rent fastest in Sapporo are Kita 12-jō and Kita 18-jō (student demand near Hokkaido University), Nishi 11-chōme and Ōdōri (central transit mesh), and Shin-Sapporo (a major JR and subway node with strong subcenter demand).
In these high-demand Sapporo areas, well-priced apartments typically stay listed for only 10 to 20 days, compared to 30 to 40 days in less convenient locations.
Properties within a 5-minute walk of subway stations or university campuses in Sapporo often command a rent premium of ¥3,000 to ¥8,000 per month (about $20 to $50 USD, or €18 to €48 EUR) compared to similar units farther away.
Which neighborhoods are most popular with expats in Sapporo right now?
The three neighborhoods most popular with expats in Sapporo are the Sapporo Station area (easy airport access and English-friendly services), Maruyama (upscale feel and international schools nearby), and Nakajima-Kōen (green space and quick access to the central core).
Expats in these Sapporo neighborhoods typically pay between ¥60,000 and ¥90,000 per month for a 1LDK or 2LDK (about $390 to $580 USD, or €365 to €545 EUR).
What attracts expats to these Sapporo areas is the combination of central convenience, international-friendly housing stock, proximity to English-speaking clinics and restaurants, and a welcoming neighborhood atmosphere.
Expat communities in Sapporo are quite diverse, with notable populations from China, Korea, the United States, and Southeast Asia, many of whom are students, researchers, or professionals working in tourism and IT.
And if you are also an expat, you may want to read our exhaustive guide for expats in Sapporo.
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Who rents, and what do tenants want in Sapporo right now?
What tenant profiles dominate rentals in Sapporo?
The three tenant profiles that dominate Sapporo's rental market are students (driven by universities and the April academic calendar), young professionals (seeking 1LDK apartments near transit), and families (looking for 2LDK or larger units in calmer neighborhoods).
In Sapporo, students represent roughly 25% to 30% of the active rental market, young professionals account for about 30% to 35%, and families make up around 25% to 30%, with the rest being retirees, expats, and short-term renters.
Students typically seek studios or 1K apartments under ¥40,000, young professionals target 1LDK units in the ¥50,000 to ¥70,000 range, and families focus on 2LDK or 3LDK apartments from ¥65,000 to ¥100,000.
If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Sapporo.
Do tenants prefer furnished or unfurnished in Sapporo?
In Sapporo, roughly 80% to 85% of tenants prefer unfurnished apartments (the Japanese standard), while 15% to 20% seek furnished or semi-furnished units, mostly students and short-term corporate transfers.
Furnished apartments in Sapporo typically command a rent premium of ¥5,000 to ¥15,000 per month (about $32 to $97 USD, or €30 to €91 EUR) compared to unfurnished equivalents.
Tenant profiles that tend to prefer furnished rentals in Sapporo include international students, expats on temporary assignments, and workers relocating from other parts of Japan who want a quick move-in.
Which amenities increase rent the most in Sapporo?
The five amenities that increase rent the most in Sapporo are good insulation and double glazing, efficient modern heating, indoor drying and ventilation systems, elevator access in larger buildings, and proximity to a subway station.
In Sapporo, good insulation and heating can add ¥3,000 to ¥8,000 per month (about $20 to $50 USD, or €18 to €48 EUR), indoor drying adds ¥2,000 to ¥5,000 (about $13 to $32 USD, or €12 to €30 EUR), and being within 5 minutes of a subway adds ¥3,000 to ¥10,000 (about $20 to $65 USD, or €18 to €60 EUR).
In our property pack covering the real estate market in Sapporo, we cover what are the best investments a landlord can make.
What renovations get the best ROI for rentals in Sapporo?
The five renovations that get the best ROI for rental properties in Sapporo are window and insulation upgrades, heating system replacement, kitchen modernization, bathroom refresh, and fresh interior paint with flooring updates.
In Sapporo, window and insulation upgrades typically cost ¥200,000 to ¥500,000 (about $1,300 to $3,200 USD, or €1,200 to €3,000 EUR) and can add ¥3,000 to ¥6,000 per month to rent; kitchen modernization costs ¥300,000 to ¥800,000 (about $1,940 to $5,160 USD, or €1,820 to €4,850 EUR) and can add ¥2,000 to ¥5,000 per month.
Renovations that tend to have poor ROI in Sapporo include luxury finishes that exceed neighborhood norms, balcony expansions (rarely valued in a snowy climate), and high-end smart home systems that tenants may not use.
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 strong is rental demand in Sapporo as of 2026?
What's the vacancy rate for rentals in Sapporo as of 2026?
As of January 2026, the estimated vacancy rate for actively marketed rental properties in Sapporo is around 6%, though the city's overall vacant homes rate is higher at about 14%.
Across Sapporo's neighborhoods, rental vacancy rates range from as low as 3% to 4% in central Chūō-ku and near major transit hubs, to 8% to 10% in older buildings and outer wards like Minami-ku and Kiyota-ku.
Compared to the historical average, Sapporo's current rental vacancy rate is relatively stable, showing modest improvement in central areas thanks to steady demand from young professionals and students.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Sapporo.
How many days do rentals stay listed in Sapporo as of 2026?
As of January 2026, the average rental property in Sapporo stays listed for about 25 to 35 days, though this varies significantly by location and property type.
In Sapporo, central and correctly priced units near subway stations often rent within 10 to 20 days, while older or less convenient apartments in outer wards may sit on the market for 40 to 60 days or longer.
Compared to one year ago, days-on-market in Sapporo have remained roughly stable, with a slight improvement in central areas where demand from young professionals and students continues to absorb supply quickly.
Which months have peak tenant demand in Sapporo?
The peak months for tenant demand in Sapporo are February, March, and April, with a smaller secondary peak in September and October.
The main factors driving this seasonal pattern in Sapporo are Japan's April school-year start (which triggers student and job-starter relocations) and the September corporate transfer season that moves employees between branches.
The lowest tenant demand in Sapporo typically occurs in the summer months (June through August) and in late autumn (November and December), when fewer people are actively relocating.
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What will my monthly costs be in Sapporo as of 2026?
What property taxes should landlords expect in Sapporo as of 2026?
As of January 2026, landlords in Sapporo should expect to pay a combined annual property tax of about 1.7% of the assessed property value, which for a typical ¥10 million apartment works out to roughly ¥170,000 per year (about $1,100 USD or €1,030 EUR).
Depending on property value and location in Sapporo, annual property taxes can range from around ¥80,000 for a modest studio to ¥300,000 or more for a larger or centrally located unit (about $515 to $1,940 USD, or €485 to €1,820 EUR).
Property taxes in Sapporo are calculated as 1.4% for fixed asset tax and 0.3% for city planning tax, both applied to the assessed (not market) value, which is typically lower than the purchase price.
Please note that, in our property pack covering the real estate market in Sapporo, we cover what exemptions or deductions may be available to reduce property taxes for landlords.
What utilities do landlords often pay in Sapporo right now?
In Sapporo, landlords most commonly pay for building common-area costs (hallway lighting, elevator maintenance, shared heating in some buildings), and occasionally a fixed water fee in older apartment complexes.
For landlords who include utilities, typical monthly costs in Sapporo are ¥3,000 to ¥8,000 for common-area fees (about $20 to $50 USD, or €18 to €48 EUR) and ¥2,000 to ¥4,000 for fixed water fees where applicable (about $13 to $26 USD, or €12 to €24 EUR).
The common practice in Sapporo is for tenants to pay their own electricity, gas, and metered water directly to utility providers, while landlords cover building-level shared costs through the monthly management fee.
How is rental income taxed in Sapporo as of 2026?
As of January 2026, rental income in Sapporo (and all of Japan) is taxed as ordinary income for residents, with progressive national rates ranging from 5% to 45%, plus local inhabitant taxes of about 10%; for non-residents, a flat 20.42% withholding may apply.
Landlords in Sapporo can typically deduct expenses such as property taxes, management fees, depreciation, repair costs, insurance, and loan interest from their rental income before calculating taxes owed.
A common tax mistake landlords make in Sapporo is failing to properly track Hokkaido-specific heating and snow-removal costs as deductible maintenance expenses, or underestimating the depreciation schedule for older wooden buildings.
We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Sapporo.
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 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 it's authoritative | How we used it |
|---|---|---|
| Sapporo City Housing and Land Survey | It's an official City of Sapporo statistics brief that summarizes Japan's national Housing and Land Survey for Sapporo. | We used it as our anchor for Sapporo-wide average rent and vacancy rate. We also used its rent-per-tatami figure to convert into rent per square meter. |
| Statistics Bureau of Japan Housing and Land Survey | This is the official homepage for Japan's Housing and Land Survey, run by the national statistics authority. | We used it to validate that the Housing and Land Survey is the official source behind the Sapporo City summary. We also used it to explain the survey's role and reliability. |
| CHINTAI Rent Market (2LDK) | CHINTAI is one of Japan's major rental platforms and publishes neighborhood and ward rent market pages with clear definitions and update stamps. | We used it to estimate what people actually see when searching for 2-bedroom apartments across Sapporo's wards. We used the ward-by-ward figures to map high-rent versus value areas. |
| CHINTAI Rent Market (1LDK) | It's the same large platform and methodology as above, just focused on the 1-bedroom family of layouts. | We used it to estimate typical 1-bedroom rents by ward. We cross-checked the overall level against the official survey average rent. |
| LIFULL HOME'S Rent Market | LIFULL HOME'S is a major listed Japanese property portal that publishes rent-market pages by city and ward. | We used it to sanity-check CHINTAI's studio-level rent bands ward by ward. We treated this as a second private-sector lens and reconciled differences by focusing on typical rather than cheapest listings. |
| Sapporo City Fixed Asset Tax | It's the City of Sapporo's official explanation of how property tax is calculated locally. | We used it to state the fixed asset tax rate (1.4%) and how the taxable value is defined. We used it to translate the rule into a simple monthly cost expectation. |
| Sapporo City Planning Tax | It's the City of Sapporo's official page on city planning tax for property owners. | We used it to state the city planning tax rate (0.3%) and who pays it. We used it to build a combined property tax monthly budget range. |
| National Tax Agency (Japan) | This is Japan's tax authority explaining how rental income is treated for non-residents. | We used it to describe how rental income is taxed and when withholding can apply. We used it to keep the tax section accurate even for foreign landlords. |
| JETRO Taxes in Japan | JETRO is a government-related organization and its guides are widely used by international businesses and investors. | We used it as a neutral, official-adjacent overview of what taxes typically exist around property and income. We used it to cross-check that we didn't miss a major tax category. |
| MLIT Condominium Repair Reserve Guideline | MLIT is Japan's national ministry in charge of housing policy and publishes the reference guideline for repair reserves. | We used it to justify realistic maintenance and repair-reserve budgeting for condos. We translated the idea into a simple annual set-aside range for landlords. |
| Hokkaido Electric Power (HEPCO) | It's the primary utility provider's official tariff schedule for the Hokkaido area including Sapporo. | We used it to ground electricity costs in real tariff brackets, not guesses. We used it to estimate a realistic monthly electricity range for common apartment usage. |
| Hokkaido Gas | It's the local gas utility's official calculator and references the current billing table used for estimates. | We used it to anchor gas cost expectations for typical cooking and hot water use. We used it to avoid generic Japan-wide numbers that don't match Hokkaido. |
| Kids Web Japan (School Year Calendar) | It's an official Japan information site aimed at education and culture and clearly states the school-year calendar. | We used it to explain why Sapporo's rental demand spikes before April (students and job starters move). We used it to identify the peak months without relying on anecdotes. |
| Reuters Japan Land Prices | Reuters is a highly reputable newswire and here it's reporting on an official government land price survey. | We used it as a macro signal for 2026 expectations: stronger land values often correlate with firmer rents in well-connected areas. We used it carefully as context while keeping rent levels driven by Sapporo's rental data. |
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