Chatan / American Village
北谷町・アメリカンビレッジ
OkinawaInvestment Index
Stable
Okinawa's expatriate hub near US military bases. Unique rental demand dynamics in a resort setting.
What buyers actually paid vs listing site prices
Listing sites
~¥528,000/m²
Actual price
¥471,428.57/m²
-11%
* Listing price estimated based on typical asking-to-transaction gaps.
Market Trends
Prices have risen 13% over the displayed period. Check whether current momentum is sustainable.
Median price per m² and transaction volume from MLIT government data. Tap data points for details.
Price vs Building Age
A 40-year-old building trades at roughly half the price of a new one. Building age is one of the biggest price drivers in this area.
Investment Guide by Building Age
Recommendations for foreign investors based on seismic standards, depreciation, and financing.
| Age | Median/m² | Count | Seismic | Tax Life | Verdict |
|---|---|---|---|---|---|
| 0–10 yrs | ¥526,667 | 4 | ✓ Modern | 37–47 yrs remaining | ● Recommended |
| 11–20 yrs | ¥485,714 | 15 | ✓ Modern | 27–36 yrs remaining | ● Recommended |
| 21–30 yrs | ¥358,571 | 12 | △ Post-1981 | 17–26 yrs remaining | ◐ Caution |
| 31–40 yrs | ¥300,000 | 9 | △ Post-1981 | 7–16 yrs remaining | ○ High Risk |
| 40+ yrs | ¥253,333 | 9 | ✗ Pre-1981 | 0–6 yrs remaining | ○ High Risk |
● Recommended = Post-2000 seismic standard, financeable, strong resale · ◐ Caution = Post-1981, verify repair history · ○ High Risk = Pre-1981, limited financing, higher insurance
Market Evidence
Recent transaction samples from MLIT
These are actual sale prices recorded by the government — typically 5-15% below listing site prices.
| Date | Price | Area | Price/㎡ | Built | Station |
|---|---|---|---|---|---|
| Q4 2020 | ¥37,000,000 $232,077 | 75.0 m² | ¥493,333 $3,094 | 2011 15 years | — |
| Q4 2020 | ¥31,000,000 $194,443 | 65.0 m² | ¥476,923 $2,991 | 2011 15 years | — |
| Q4 2020 | ¥23,000,000 $144,264 | 70.0 m² | ¥328,571 $2,061 | 2010 16 years | — |
| Q4 2020 | ¥29,000,000 $181,898 | 65.0 m² | ¥446,154 $2,798 | 2004 22 years | — |
Showing 4 of 50 transactions.
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* Data sourced from MLIT (Ministry of Land, Infrastructure, Transport and Tourism) public records. Sample transactions may not represent all market activity.
Who Invests in Chatan / American Village
Typical Investor
Military base rental investors, expatriate community buyers, resort lifestyle seekers
Investment Thesis
Dual demand from military base personnel and tourists. Year-round rental potential.
Key Risk
Military base relocation risk. Limited appreciation ceiling in resort markets.