Kutchan

倶知安町

Niseko
73

Investment Index

Significant Decline

Price trend: 122(based on official land price)Volume: 1Price level: 60

Gateway to Niseko ski resort, experiencing rapid growth in international property investment with strong rental yields from seasonal tourism.

What buyers actually paid vs listing site prices

Listing sites

~¥5,744/m²

→

Actual price

¥5,128.21/m²

-11%

* Listing price estimated based on typical asking-to-transaction gaps.

64,270transactions analyzed
MLIT government data
Updated Q3 2025
¥5,128/㎡ ($32/㎡)median
13transactions
Mediumconfidence

Official Land Price Trend

Government-appraised land value per m², assessed annually by MLIT (国土交通省 地価公示).

¥189,000/m²+21.9% YoY(2026)
YearPrice/m²Change
2026¥189,000+21.9%
2025¥155,000+25%
2024¥124,000+33.3%
2023¥93,000+30.3%
2022¥71,400+13.3%
2021¥63,000+0%
2020¥63,000+40%
2019¥45,000+66.7%
2018¥27,000+35%
2017¥20,000+11.1%
2016¥18,000-

Source: MLIT Official Land Price (地価公示). Assessed as of Jan 1 each year.

Market Evidence

Recent transaction samples from MLIT

These are actual sale prices recorded by the government — typically 5-15% below listing site prices.

4 of 46
Q3 2025
¥76,000,000
$476,399
270.0 m²|¥280,000/m²
JR Hirafu
Q3 2025
¥110,000,000
$689,525
270.0 m²|¥400,000/m²
JR Hirafu
Q3 2025
¥11,000
$69
1500.0 m²|¥7/m²
JR Kutchan
Q3 2025
¥20,000,000
$125,368
220.0 m²|¥90,000/m²
JR Kutchan

Showing 4 of 46 transactions.

Get the Full Transaction Records for Kutchan

This report includes:

  • ✓All 46 actual transaction records with address, size, price, and building age
  • ✓Downloadable data for your own analysis
  • ✓Updated with latest MLIT quarterly releases
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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.

Kutchan — Frequently Asked Questions

What is the difference between asking price and actual transaction price in Japan?
Listing sites show asking prices set by sellers. JRE shows actual transaction prices recorded by Japan's Ministry of Land (MLIT) after deals close. The gap is typically 10-20%. This means buyers usually pay significantly less than listed prices.
Can foreigners buy property in Kutchan?
Yes. Japan has zero restrictions on foreign property ownership. No visa, residency, or citizenship is required. The buying process is identical for foreigners and Japanese citizens.
How reliable is the transaction data on JRE?
All transaction data comes from MLIT (Ministry of Land, Infrastructure, Transport and Tourism) — Japan's government agency. These are actual recorded sale prices, not estimates or asking prices. Data confidence for Kutchan is Medium based on 13+ recorded transactions.
What is the median land price in Kutchan?
Based on MLIT government records, the median actual transaction price for land in Kutchan is ¥5,128/㎡ (approximately $32/㎡). This is the price buyers actually paid, not the asking price.
Are land prices rising or falling in Kutchan?
Official 2026 land price data shows Kutchan recorded a +21.9% change year-over-year. The national average was +2.8%. Kutchan is outperforming the national average.
Is Kutchan a good area to invest in Japanese real estate?
Kutchan's Investment Index on JRE is 73, combining MLIT price trends, transaction volume, and price level vs the broader market (100 is neutral on the JRE index scale). For full analysis including history and building-age context, see the charts and evidence on this page.
How many property transactions were recorded in Kutchan?
MLIT records show 13+ transactions in Kutchan for the latest period on this page. Data confidence level: Medium. More transactions mean more reliable price benchmarks for investors.

Related Guides

→ Niseko Investment Guide 2026→ Hakuba 2026: Asking vs Actual Prices (MLIT)→ Japan's 2026 Foreign Investor Reporting Law→ Can Foreigners Buy Property in Japan?