Japan Property Price Estimator- Home
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How to Check Property Prices in Japan: Official Land Prices, Transactions and Valuations
Price indicators and selling costs to know before you sell (checked 2026-10-31).
Price indicators
| Indicator | Published by | What it is |
|---|---|---|
| Official Land Prices (Chika Koji) | MLIT | "Normal price" per m² for standard sites as of January 1 each year, about 26,000 sites. Used for land in this site. |
| Prefectural Land Price Survey | Prefectures | As of July 1 each year; complements the official prices. |
| Rosenka (road prices) | National Tax Agency | For inheritance and gift tax; generally about 80% of official prices. |
| Transaction / contract prices | MLIT Real Estate Information Library | Survey results of real sales and REINS contract prices; include each deal's circumstances. |
| Agent valuations | Real estate agents | An agent's estimate for a specific property; varies between agents. |
How buildings are valued here
We treat the National Tax Agency's standard construction cost (2023: wood ¥204,100/m², steel ¥281,100/m², reinforced concrete ¥314,300/m²) as the new cost and reduce it in a straight line over the statutory useful life (wood 22, steel 34, RC 47 years). Real values depend heavily on renovation, upkeep and demand.
Main selling costs
- Brokerage fee: the cap is 5% of the price up to ¥2 million, 4% of the part from ¥2–4 million and 3% above ¥4 million, plus consumption tax (equal to "3% + ¥60,000 + tax" above ¥4 million). Since July 2024, for properties of ¥8 million or less, agents may charge up to ¥330,000 (¥300,000 × 1.1) with prior agreement.
- Stamp duty on the sale contract.
- Mortgage release registration if a loan remains.
- Capital gains tax if you make a profit; special deductions exist for homes, so check with the National Tax Agency or a tax accountant.
Steps to check the price
- Use this site to get a rough level from official land prices.
- Look up nearby transaction prices in the Real Estate Information Library.
- Ask several agents for valuations and compare their reasoning.
Primary sources (Japanese): Official Land Price data / Real Estate Information Library / NTA construction cost table / MLIT brokerage fee review