Kawasaki is where building age matters least. July 2026
Age barely touches the price
Median sale price per square metre in Kawasaki falls by a little under half between the newest and oldest building-age bands.
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 210 | 6.4% | ¥883,300 |
| 6-10 | 272 | 8.3% | ¥855,372 |
| 11-20 | 591 | 18% | ¥817,337 |
| 21-30 | 939 | 28.6% | ¥647,060 |
| 31-40 | 614 | 18.7% | ¥487,456 |
| 41+ | 659 | 20.1% | ¥461,282 |
The first three bands, covering everything up to twenty years old, sit at almost the same level. Two decades of ageing costs under 10%.
That is a long way from the other cities. Over the same range Osaka's prices fall to a quarter, and Kobe's and Kyoto's by more than 70%. Of the nine cities in this month's figures, Kawasaki is where building age counts for least.
The natural reading is that price here is set by location rather than by the building. The median of 61.5 man-yen per square metre is the highest of the nine after Tokyo's 23 wards. Proximity to Tokyo sets the level, and age is an adjustment on top of it.
Rents fall a little over 40% across the same bands, so the gap between the two is narrower here than anywhere else.
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 1,880 | 14.4% | ¥3,710 |
| 6-10 | 1,631 | 12.5% | ¥3,566 |
| 11-20 | 2,823 | 21.6% | ¥3,417 |
| 21-30 | 2,037 | 15.6% | ¥2,792 |
| 31-40 | 3,574 | 27.3% | ¥2,500 |
| 41+ | 1,146 | 8.8% | ¥2,088 |
Under 50% against a little over 40%. That small gap matters to an investor: if prices do not fall with age, the strategy of buying older stock cheaply for a higher yield has nothing to work with in Kawasaki. To test that against a specific property you can calculate the yield, or model long-term value.
Prices are falling
Sale asking prices moved -0.94% during July on a matched-listing basis, and rents -0.32%. All 4 observations were declines. The comparison never rests on fewer than 2,699 matched sale listings or 3,450 rentals.
A property that sells or lets leaves the listings and drops out of the matched set, so what remains leans toward listings that did not move.
Of the 3,574 sale listings we could follow, 19.5% changed price, the highest share of the nine cities. Among those 761 revisions, 94.1% were cuts, with a median cut of -3.03%.
| Ward | Listings tracked | Share that moved | Of those, cuts | Median cut |
|---|---|---|---|---|
| Takatsu | 483 | 22.8% | 98.2% | -2.7% |
| Nakahara | 567 | 19% | 98.2% | -3.16% |
| Miyamae | 771 | 18.3% | 96.1% | -3.34% |
| Kawasaki | 524 | 15.1% | 93.3% | -2.86% |
| Tama | 397 | 14.9% | 90.9% | -3.13% |
| Asao | 478 | 29.3% | 90.4% | -2.79% |
| Saiwai | 354 | 16.7% | 88.9% | -3.86% |
What is on the market
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 3LDK | 1,650 | 50.2% | ¥700,159 |
| 4LDK | 392 | 11.9% | ¥481,329 |
| 2LDK | 387 | 11.8% | ¥610,714 |
| 2LDK+S | 255 | 7.8% | ¥633,880 |
| 3LDK+S | 189 | 5.8% | ¥543,897 |
| 1LDK | 65 | 2% | ¥574,074 |
| 4LDK+S | 52 | 1.6% | ¥376,884 |
3LDK alone accounts for 50.2% of 3,285 sale listings, the most concentrated single layout of the nine cities.
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 1K | 6,839 | 41.4% | ¥3,667 |
| Studio | 2,126 | 12.9% | ¥3,427 |
| 2LDK | 2,074 | 12.5% | ¥2,710 |
| 1LDK | 1,833 | 11.1% | ¥2,963 |
| 2DK | 858 | 5.2% | ¥2,076 |
| 3LDK | 812 | 4.9% | ¥2,433 |
| 1DK | 756 | 4.6% | ¥3,350 |
| 2K | 340 | 2.1% | ¥2,130 |
| 3DK | 232 | 1.4% | ¥1,869 |
| 2SLDK | 222 | 1.3% | ¥2,790 |
| 4LDK | 126 | 0.8% | ¥2,144 |
| 1SLDK | 105 | 0.6% | ¥2,849 |
| 3SLDK | 64 | 0.4% | ¥2,513 |
Levels
The median advertised sale price was 4,870 man-yen, or 61.5 man-yen per square metre; the median advertised rent 8.4 man-yen a month. Read the medians as levels rather than trends.
About this data
We observed the market on 5 days for sale listings and 4 for rentals during July, recording 16,330 and 56,757 listing observations. These are asking prices, not transaction prices.
The ward breakdown covers sale listings only. Rental collection runs newest-first and stops once it is into listings already held, so depth varies day to day. Composition and age bands come from the deepest collection day in the period. Building age is recorded on 79.2% of rentals.