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Where are the best places to invest in Sapporo right now? Is the city center still the top pick, or are neighborhoods like Maruyama, Susukino, and Teine gaining ground? What makes these locations attractive to both local and foreign investors?
We’re often asked these questions because we work directly with real estate agents, property developers, and clients who invest across the city. Our firsthand experience in these markets gives us unique insights into where the real opportunities lie. To save everyone from asking privately, we’ve written this article to share our knowledge broadly.
Our goal is to highlight the hottest markets in Sapporo and explain why they’re worth your attention in 2025.
If you have suggestions or want us to dive deeper into a specific area, let us know. You shoot an email, we answer within 24 hours.
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1) Nishi Ward is gaining interest for its mix of residential and commercial spaces, offering strong rental prospects
Nishi Ward in Sapporo is becoming a hot spot for property buyers.
Why? It's all about the perfect mix of living and working spaces. This balance attracts both renters and investors who love the convenience of having everything close by. Imagine stepping out of your apartment and having cafes, shops, and your office just a short walk away.
Rental prices here are quite telling. In 2023, you could rent a studio for about ¥31,230, while larger units go for around ¥76,669. These prices reflect a strong rental market, with high occupancy rates showing that people are eager to live here. For investors, this means good returns are likely.
What's driving this demand? Urban redevelopment and infrastructure upgrades are key. Sapporo's subway system has made Nishi Ward more accessible, turning it into a desirable mixed-use neighborhood. This makes it easier for residents to enjoy a balanced lifestyle, with work and leisure just a subway ride away.
Insider tip: The ongoing improvements in the area are not just about convenience. They also enhance the overall quality of life, making Nishi Ward a smart choice for long-term investment. As the area continues to develop, property values are expected to rise, offering even more potential for future gains.
So, if you're considering buying property in Sapporo, keep an eye on Nishi Ward. Its blend of residential and commercial spaces offers promising rental prospects and a lifestyle that's hard to beat.
Sources: Find Hokkaido Agents, E-Housing Japan, Olympics.com
2) Chuo Ward is booming with its central location and strong demand for residential and commercial properties
Chuo Ward in Sapporo is a hot market thanks to its central location and high demand for properties.
In 2022, property prices in Chuo Ward saw a notable increase of 13.9%, underscoring its growing appeal. While some other wards had slightly higher increases, Chuo Ward's rise highlights a strong demand for land, making it a prime spot for real estate investments.
Both residential and commercial properties in Chuo Ward boast high occupancy rates. Some residential units even achieve 100% occupancy, while commercial spaces like hotels and ryokans enjoy strong rental income. With a gross yield of 3.83%, the area is attractive to both businesses and tourists.
Chuo Ward's strategic location near major business districts and amenities, such as Susukino Station and Housuisusukino Station, makes it highly accessible. This convenience appeals to those looking to live or invest in Sapporo, offering easy access to key areas.
Ongoing urban development projects and government initiatives are focused on improving infrastructure in Chuo Ward. These efforts aim to enhance the area's livability and investment potential, further boosting its appeal.
Sources: Find Hokkaido Agents, Nippon REIT, E-Housing, Japan Property
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.
3) Higashi Ward is gaining interest for its affordable housing and future urban development potential
Higashi Ward in Sapporo is turning heads with its affordable housing options.
Buying a home here costs about ¥28,776,923, or roughly $196,913, which is quite a bargain compared to other Sapporo areas like Nishi-ku and Shiroishi-ku. This makes Higashi Ward a smart choice for those looking to invest in property without breaking the bank.
Renters also find Higashi Ward appealing, with average rents around ¥48,098, or about $329. This budget-friendly rent is a major attraction for those seeking a good deal in the city.
Beyond affordability, Higashi Ward is on the radar due to upcoming urban development projects. The Sapporo city government is eyeing areas east of the Sosei River, including Higashi Ward, for development. These projects aim to enhance the area's convenience and urban functions.
Such developments are expected to boost the area's growth potential, making it a promising spot for future investments. The focus on improving urban infrastructure is a key factor drawing attention to Higashi Ward.
With these plans in motion, Higashi Ward is not just affordable but also poised for exciting future developments, making it a compelling choice for potential buyers.
Sources: Find Hokkaido Agents, City of Sapporo, City of Sapporo Facts & Figures
4) Kiyota is gaining attention for its new housing projects and long-term property appreciation potential
Kiyota is catching eyes for its fresh housing developments.
In August 2023, the average home price in Kiyota-Ku was ¥24,975,610, hinting at a rise in property values. This suggests the area is becoming more desirable, which could mean further appreciation in property prices.
There's been a noticeable increase in real estate activity in Kiyota-Ku, with more homes popping up for sale and rent. This buzz indicates that both buyers and renters are flocking to the area, potentially driving up demand and property values.
The Urban Restoration Project in the Satozuka district has given a facelift to infrastructure and safety, making Kiyota more appealing to both residents and investors. New public transportation services in nearby areas have improved connectivity to central Sapporo, boosting Kiyota's allure.
These developments are not just about aesthetics; they are about creating a community that is well-connected and safe, which is a big draw for potential homeowners. The improved infrastructure and transportation links are making it easier for people to consider Kiyota as a viable place to live, enhancing its long-term investment potential.
Sources: Kiyota-Ku Real Estate Profile, Urban Restoration Project, Housing Market Predictions
5) Teine is gaining interest for its affordable land and future development potential
Teine is quickly becoming a hot spot for those eyeing affordable land and future growth.
Back in 2023 and 2024, Teine's land prices were a steal compared to other Sapporo districts. For instance, in areas like Shinhatsusamu 6jiyo and Shinhatsusamu 7jiyo, land was going for ¥77,000 and ¥76,000 per square meter, while the Sapporo average was a hefty ¥110,800 per square meter.
This price difference makes Teine a magnet for homebuyers and investors hunting for bargains. Plus, with the local government planning infrastructure upgrades, like the Shinkansen extension to Hokkaido, Teine's connectivity and tourism appeal are set to soar, boosting its development prospects.
Teine's property values have been on the rise, showing impressive growth. In 2022, Sapporo's land prices jumped by 15%, and Teine saw even higher appreciation rates. This trend hints at promising investment returns, making Teine a tempting choice for real estate investors.
With these factors in play, Teine is not just about affordable land; it's about potential. The area's growth is fueled by strategic improvements and a market that's ripe for investment. As infrastructure projects unfold, Teine's appeal is only expected to grow, drawing more interest from buyers and investors alike.
For those considering a move or investment, Teine offers a unique blend of affordability and opportunity. It's a place where you can get more for your money and be part of a community on the rise. Teine's future looks bright, and it's a chance to get in on the ground floor of something special.
Sources: Find Hokkaido Agents, Kutchan Town Administration, REJN
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6) Atsubetsu is attracting investors with its diverse mix of residential and commercial properties offering varied investment opportunities
Atsubetsu is a hotspot for investors thanks to its blend of residential and commercial properties.
In 2023 and 2024, Sapporo, where Atsubetsu is located, boasted stable rental yields averaging 4.78%. This consistency is a big draw for those seeking reliable income from their investments.
Mixed-use developments are another reason Atsubetsu shines. These properties combine living, working, and shopping spaces, offering a diversified income stream. If one part of the property underperforms, the others can still generate revenue, reducing risk and making them ideal for long-term investments.
While specific data on Atsubetsu is scarce, Sapporo's overall growth and stable property prices hint that Atsubetsu could be a solid investment. The area's rental yields surpass those in places like Kobe and Kawasaki, suggesting potentially better returns for Atsubetsu investors.
Investors are drawn to Atsubetsu's mix of residential and commercial opportunities, which offer diverse investment avenues. This variety allows for strategic choices, whether you're looking to invest in a bustling commercial hub or a serene residential area.
With its strategic location in Sapporo and the trend of mixed-use developments, Atsubetsu presents exciting opportunities for savvy investors looking to capitalize on a stable and growing market.
Sources: Global Property Guide, Global Property Guide, Suburban Real Estate
7) Kita 24-jo is gaining interest for its proximity to universities, making it ideal for student housing investments
Kita 24-jo is gaining popularity for student housing investments due to its strategic location near major universities.
With its proximity to Hokkaido University and Sapporo University, Kita 24-jo is a prime spot for students seeking nearby accommodation. These universities have seen a surge in enrollment, which means more students are on the hunt for housing in the area.
In Sapporo, the demand for student housing is on the rise. Students are increasingly opting for off-campus living, valuing the extra personal space it provides. This shift has led to a booming student housing market, characterized by high pre-leasing rates and attractive rental yields.
Today's students are more focused on academics than luxury amenities, which makes Kita 24-jo an ideal choice. The area is well-connected by public transport and offers essential amenities, making it a convenient and practical living option for students.
Investors are taking note of these trends, recognizing the potential for steady returns in the student housing sector in Kita 24-jo. The area's appeal is further enhanced by its vibrant community and accessibility.
As more students flock to this neighborhood, the demand for housing continues to grow, solidifying Kita 24-jo's status as a hotspot for student housing investments.
Sources: Student Housing Market Trends, Sapporo University Enrollment Data
8) Maruyama is gaining interest for its scenic views and rising demand for luxury homes
Maruyama is seeing a surge in property values thanks to its scenic views and increasing demand for luxury homes.
One of the main reasons for this trend is the growing interest in upscale properties. For instance, a luxury apartment in the area is listed at USD 4,225,000, showing that buyers are willing to invest heavily in high-end real estate.
Maruyama's stunning landscapes are another big draw for potential buyers. People are naturally attracted to properties with beautiful surroundings, and Maruyama offers just that. Surveys consistently show that buyers prioritize locations with scenic views and luxury amenities.
Developers are also taking note of this demand, leading to a rise in high-end property developments in the area. These new projects are not only meeting the current demand but are also enhancing Maruyama's reputation as a prime spot for luxury living.
Media coverage is playing a role too, as it highlights Maruyama as a top choice for luxury homebuyers. This kind of attention further boosts the area's appeal and contributes to the increasing property values.
All these factors combined make Maruyama a hotspot for luxury real estate, attracting both developers and buyers who are eager to invest in this picturesque location.
Sources: Find Hokkaido Agents, PropGOLuxury
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.
9) Minami Ward is popular for its spacious homes and natural surroundings, attracting those seeking a suburban lifestyle
Minami Ward in Sapporo is becoming a hot spot for those craving a suburban lifestyle, thanks to its spacious properties and proximity to nature.
One of the big draws is that home prices here are lower than the Sapporo average, making it a great choice for buyers who want more space without breaking the bank. This affordability, along with new residential developments popping up, shows that more people are eyeing this area.
There's a noticeable shift towards suburban living, especially among Japan's older population. While city life has its perks, Minami Ward offers a lower population density and beautiful natural surroundings, perfect for those wanting a quieter life. The local government is on board too, boosting transportation links to central Sapporo, so you can enjoy the best of both worlds.
Families and retirees are moving in, even though the overall population is on the decline. The area's spacious homes and natural attractions are a big hit, especially with older folks. Residents often rave about the quality of life here, with spots like the Sapporo Art Park and Jozankei Onsen being local favorites.
Minami Ward's appeal is growing, and it's not just about the houses. The community vibe and easy access to nature make it a standout choice for those looking to escape the hustle and bustle of city life.
With its mix of affordability, space, and nature, Minami Ward is carving out a niche for itself as a suburban haven in Sapporo.
Sources: Minami-Ku Real Estate Profile, Average Cost to Buy a House in Sapporo, Real Estate Prices for the Wards of Sapporo
10) Shiroishi is popular with young families for its affordable homes and excellent public transport access
Shiroishi is a top pick for young families thanks to its affordable housing and great transport links.
In Shiroishi, housing prices are lower compared to other Sapporo districts, making it a budget-friendly choice for those wanting to settle down. This affordability is a big draw for young families looking to buy their first home without stretching their finances too thin.
Getting around is a breeze in Shiroishi, thanks to its excellent public transportation. The area is well-served by major transit lines, including the Shiroishi Station, which connects to the Hakodate Main Line and the Chitose Line. This makes commuting to various parts of Sapporo and beyond easy and convenient for residents.
Recent demographic studies highlight a rise in young families moving to Shiroishi. The population data shows a noticeable number of residents in their 20s and 30s, which typically represents young families. This shift is in line with Shiroishi's reputation for being both affordable and well-connected.
For those considering a move, Shiroishi offers a blend of affordability and accessibility that is hard to beat. The combination of lower housing costs and efficient transport options makes it an appealing choice for young families.
Sources: Wikipedia, Navitime, City Population
11) Toyohira is seeing rising property prices with its central location and expanding commercial developments
Toyohira's property prices are on the rise, and it's not hard to see why.
Being centrally located in Sapporo, Toyohira benefits from the city's overall land price increase. In 2024, land prices in Sapporo averaged ¥110,800 per square meter, up by 8.4% from the previous year. This trend suggests that areas like Toyohira, with their prime locations, are likely seeing similar or even greater price hikes.
Commercial developments are also playing a big role in this price surge. While specific data for Toyohira isn't available, Sapporo is buzzing with market activity. The demand for high-end real estate is strong, especially in central districts, which likely includes Toyohira. This makes the area more appealing to both businesses and residents, pushing property values higher.
Another factor is the growing population in Sapporo, which has been increasing over the past decade. The foreign population has notably risen, adding to the demand for real estate in central areas like Toyohira. As more people move in, the need for housing grows, naturally driving up property prices.
For those considering buying property in Toyohira, it's worth noting that the area's central location and commercial growth make it a hot spot. This combination of factors is creating a competitive market, where property values are expected to continue rising.
Investors and homebuyers are drawn to Toyohira not just for its location but also for the lifestyle it offers. The blend of urban convenience and community feel makes it a desirable place to live, further fueling the property market.
Sources: Find Hokkaido Agents, E-Housing Japan
While this article provides thoughtful analysis and insights based on credible and carefully selected sources, it is not, and should never be considered, financial advice. We put significant effort into researching, aggregating, and analyzing data to present you with an informed perspective. However, every analysis reflects subjective choices, such as the selection of sources and methodologies, and no single piece can encompass the full complexity of the market. Always conduct your own research, seek professional advice, and make decisions based on your own judgment. Any financial risks or losses remain your responsibility.