Prefectural Land Price Survey
Japan land prices, 2026 survey
The Prefectural Land Price Survey is carried out by each prefectural governor under article 9 of the enforcement order of the National Land Use Planning Act. It values survey points per square metre as of 1 July every year, and it is the more recent half of a pair with the Land Price Publication valued each 1 January. This page sets out the figures from the ministry’s own summary, with the source and scope of each one.[2]
Nationwide average change, as of 1 July 2026[1]
All three measures rose for a fifth consecutive year. Commercial land widened its gain; the all-use average and residential land matched last year’s rate. The survey covers 21,466 points nationwide, of which 10 remain suspended because of the Fukushima Daiichi accident.
Rates by region
The Tokyo and Osaka areas widened their gains across every use while the Nagoya area narrowed. The rest of Japan rose for a fourth consecutive year, but the four large regional cities, Sapporo, Sendai, Hiroshima and Fukuoka, narrowed across all three.
| Area | All uses | Residential | Commercial | |||
|---|---|---|---|---|---|---|
| 2025 | 2026 | 2025 | 2026 | 2025 | 2026 | |
| Nationwide | +1.5% | +1.5% | +1.0% | +1.0% | +2.8% | +2.9% |
| Three major metropolitan areas | +4.3% | +4.4% | +3.2% | +3.2% | +7.2% | +7.4% |
| Tokyo area | +5.3% | +5.4% | +3.9% | +4.0% | +8.7% | +8.9% |
| Osaka area | +3.4% | +3.6% | +2.2% | +2.3% | +6.4% | +6.8% |
| Nagoya area | +2.1% | +1.9% | +1.7% | +1.5% | +2.8% | +2.7% |
| Rest of Japan | +0.4% | +0.4% | +0.1% | +0.1% | +1.0% | +0.9% |
| Sapporo, Sendai, Hiroshima, Fukuoka | +5.3% | +4.1% | +4.1% | +2.9% | +7.3% | +6.0% |
| Rest of Japan excluding those four cities | +0.2% | +0.2% | 0.0% | 0.0% | +0.6% | +0.7% |
Indented rows are a breakdown of the row above them. The three metropolitan areas sit inside the three-major-metro figure, and the four cities and the remaining regions sit inside the rest-of-Japan figure, so the rows do not add up to the national line.[1]
Rates for all 47 prefectures
Residential and commercial rates for this survey and the one before it, in standard JIS prefecture-code order.
| Prefecture | Residential | Commercial | ||
|---|---|---|---|---|
| 2025 | 2026 | 2025 | 2026 | |
| Hokkaido | -0.2% | -0.3% | +0.6% | +0.6% |
| Aomori | -0.4% | -0.5% | -0.5% | -0.4% |
| Iwate | -0.2% | -0.7% | -0.9% | -0.9% |
| Miyagi | +0.9% | 0.0% | +4.0% | +2.9% |
| Akita | -0.4% | -0.4% | 0.0% | +0.1% |
| Yamagata | -0.2% | -0.5% | -0.2% | -0.4% |
| Fukushima | -0.4% | -0.7% | +0.7% | +0.4% |
| Ibaraki | +1.2% | +1.3% | +1.8% | +1.9% |
| Tochigi | -0.3% | 0.0% | -0.3% | +0.3% |
| Gunma | -0.4% | -0.2% | +0.6% | +0.9% |
| Saitama | +1.5% | +1.6% | +3.0% | +3.3% |
| Chiba | +3.3% | +3.4% | +4.8% | +5.1% |
| Tokyo | +5.6% | +5.8% | +11.2% | +11.4% |
| Kanagawa | +3.3% | +3.1% | +7.0% | +7.2% |
| Niigata | -1.0% | -0.8% | -0.5% | -0.3% |
| Toyama | -0.3% | -0.2% | +0.5% | +0.6% |
| Ishikawa | +0.6% | +0.3% | +1.9% | +1.6% |
| Fukui | -0.5% | -0.4% | -0.4% | -0.1% |
| Yamanashi | -0.7% | -0.6% | 0.0% | +0.1% |
| Nagano | +0.2% | +0.7% | +0.4% | +0.9% |
| Gifu | -0.8% | -0.7% | +0.7% | +0.8% |
| Shizuoka | -0.1% | -0.1% | +0.7% | +0.9% |
| Aichi | +1.6% | +1.3% | +2.7% | +2.5% |
| Mie | -0.2% | -0.3% | +0.5% | +0.3% |
| Shiga | +0.2% | +0.6% | +2.1% | +2.6% |
| Kyoto | +1.2% | +1.2% | +5.7% | +5.6% |
| Osaka | +2.7% | +3.0% | +7.9% | +8.8% |
| Hyogo | +1.5% | +1.4% | +3.4% | +3.2% |
| Nara | -0.7% | -0.8% | +1.3% | +1.1% |
| Wakayama | -0.6% | -0.5% | -0.1% | 0.0% |
| Tottori | -0.6% | -0.6% | -0.5% | -0.4% |
| Shimane | -1.0% | -1.0% | -0.9% | -1.0% |
| Okayama | -0.2% | -0.2% | +1.1% | +1.2% |
| Hiroshima | +0.4% | +0.5% | +1.8% | +1.7% |
| Yamaguchi | -0.1% | 0.0% | +0.1% | +0.2% |
| Tokushima | -1.1% | -1.2% | -1.4% | -1.4% |
| Kagawa | -0.3% | -0.3% | -0.1% | -0.1% |
| Ehime | -1.0% | -1.0% | -0.8% | -0.7% |
| Kochi | -0.5% | -0.5% | -0.6% | -0.6% |
| Fukuoka | +2.7% | +2.1% | +5.1% | +4.0% |
| Saga | +1.3% | +1.1% | +2.2% | +2.5% |
| Nagasaki | 0.0% | +0.1% | +0.4% | +0.5% |
| Kumamoto | +0.9% | +0.8% | +2.5% | +1.8% |
| Oita | +1.2% | +1.2% | +0.7% | +1.1% |
| Miyazaki | +0.2% | +0.3% | -0.1% | +0.1% |
| Kagoshima | -1.1% | -1.0% | -0.7% | -0.5% |
| Okinawa | +5.7% | +5.3% | +7.1% | +6.9% |
On residential land, Nagasaki turned from flat to rising, Tochigi and Yamaguchi from falling to flat, and Miyagi from rising to flat. On commercial land, Akita and Yamanashi turned from flat to rising, Tochigi and Miyazaki from falling to rising, and Wakayama from falling to flat.[1]
Points that moved most
Ski resorts and tourist towns took the top of the rising tables for both uses. The falling tables are concentrated in the areas damaged by the 2024 Noto Peninsula earthquake and in depopulating parts of Miyagi and Hokkaido.
Residential: largest gains
| Location | Survey price | Change |
|---|---|---|
| Kitanomine, Furano, Hokkaido | ¥68,100/m² | +32.0%(+27.1%) |
| Hokujo, Hakuba, Nagano | ¥17,600/m² | +31.3%(+14.5%) |
| Hokujo, Hakuba, Nagano | ¥8,000/m² | +31.1%(+16.9%) |
| Toyosato, Nozawaonsen, Nagano | ¥30,700/m² | +21.8%(+17.8%) |
| Midorino-higashi, Tsukuba, Ibaraki | ¥90,000/m² | +19.0%(+19.6%) |
Commercial: largest gains
| Location | Survey price | Change |
|---|---|---|
| Hokujo, Hakuba, Nagano | ¥32,000/m² | +35.6%(+14.6%) |
| Toyosato, Nozawaonsen, Nagano | ¥50,800/m² | +27.0%(+24.2%) |
| Asakusa 1-chome, Taito, Tokyo | ¥4,900,000/m² | +26.9%(+27.4%) |
| Shinden, Hokujo, Hakuba, Nagano | ¥85,000/m² | +25.9%(+29.3%) |
| Suehiro 2-chome, Chitose, Hokkaido | ¥194,000/m² | +25.2%(+31.4%) |
Residential: largest falls
| Location | Survey price | Change |
|---|---|---|
| Miyazaki, Kami, Miyagi | ¥9,400/m² | -6.0%(-5.7%) |
| Kashiwagicho, Honbetsu, Hokkaido | ¥6,600/m² | -5.7%(-5.4%) |
| Kawaicho, Wajima, Ishikawa | ¥19,800/m² | -5.7%(-5.8%) |
| Iwadeyama, Osaki, Miyagi | ¥7,120/m² | -5.7%(-5.0%) |
| Shikama, Kami district, Miyagi | ¥11,600/m² | -5.7%(-5.4%) |
Commercial: largest falls
| Location | Survey price | Change |
|---|---|---|
| Shinbashidori, Wajima, Ishikawa | ¥20,500/m² | -6.8%(-) |
| Hondori, Hiroo, Hokkaido | ¥6,800/m² | -5.6%(-5.3%) |
| Motoyoshicho, Kesennuma, Miyagi | ¥13,700/m² | -5.5%(-5.8%) |
| Naruko-onsen, Osaki, Miyagi | ¥12,900/m² | -5.1%(-5.6%) |
| Honcho, Erimo, Hokkaido | ¥11,500/m² | -5.0%(-4.7%) |
The figure in brackets is the rate the same point recorded in the previous survey. A dash marks a point the previous survey did not carry. Five of each published table of ten are shown.[1]
The most expensive points in Japan
Both are in Tokyo, and both have held the national top spot for the run of years recorded here.
How this differs from the Land Price Publication
The valuation dates are six months apart
The Land Price Publication values land as of 1 January and the Prefectural Land Price Survey as of 1 July. Reading them alternately is what lets land prices be tracked at half-year intervals, which is how the pair is designed.
Different bodies, different statutes
The Land Price Publication is issued by the ministry’s Land Appraisal Committee for standard sites under the Land Price Publication Act. The Prefectural Land Price Survey is determined by each prefectural governor for survey points under article 9 of the enforcement order of the National Land Use Planning Act, and the ministry compiles the national picture as the prefectures publish.
They are used for different things
The Land Price Publication is the reference for ordinary land transactions, for property appraisal, for public land acquisition, and for inheritance and fixed asset tax valuation. The Prefectural Land Price Survey is the reference for price screening under land transaction regulation and for acquisition prices set by local authorities.
Events after the valuation date are not in it
The ministry states in the release that this survey does not reflect the 2026 Kumamoto earthquake or the August 2026 Chiba heavy rainfall. Because values are judged as of 1 July, anything after that date appears in the next survey rather than this one.
Check a specific parcel
A national average is a starting point. An actual decision needs the numbers for the land itself.
Sources
Every figure on this page was read out of the primary documents below.
- [1]Ministry of Land, Infrastructure, Transport and Tourism. Summary of the 2026 Prefectural Land Price Survey (PDF)Released 15 September 2026. Every rate, price and ranking on this page is a cell in this file: the national and regional table is on page 2, the prefecture time series on pages 6 and 7, the movers on pages 8 and 9, the highest-priced points on page 10.
- [2]Ministry of Land, Infrastructure, Transport and Tourism. Prefectural Land Price Survey (survey hub page)The ministry page for the survey, carrying every published year back to 2010, the legal basis (article 9 of the enforcement order of the National Land Use Planning Act) and the downloadable time series of rates and average prices.
- [3]Ministry of Land, Infrastructure, Transport and Tourism. Land Price Publication (the January 1 valuation, for comparison)The other half of the pair: valued on 1 January and published each March by the ministry’s Land Appraisal Committee under the Land Price Publication Act. Cited here only for the comparison of the two surveys, not for any figure on this page.
Sources last verified: 2026-09-17
The 2026 survey values land as of 2026-07-01 and was published on 2026-09-15.