Eight in ten Sapporo rent changes were cuts in September (rents -0.3%, sale prices -0.86%)
More rent cuts
In Sapporo in September, sale asking prices moved -0.86% on a matched-listing basis and rents -0.3%.
Rents barely moved overall, but their direction shifted. Of 10,552 rentals tracked, 3.3% changed their rent, and 80.3% of those changes were cuts, up from a little over six in ten in August. The median cut was -4.17%. It is one month; the next reports will show whether it holds.
At every step at least 4,601 sale listings and 3,354 rentals were matched. Units that sell or let drop out, so these figures describe listings that stayed on the market.
A rental market of family-sized flats
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 1LDK | 8,750 | 43.2% | ¥1,647 |
| 2LDK | 4,755 | 23.5% | ¥1,382 |
| 3LDK | 1,772 | 8.8% | ¥1,572 |
| 1DK | 1,688 | 8.3% | ¥1,412 |
| 1K | 1,636 | 8.1% | ¥1,767 |
| Studio | 965 | 4.8% | ¥1,525 |
| 2DK | 247 | 1.2% | ¥1,109 |
| 4LDK | 228 | 1.1% | ¥1,172 |
Sapporo's rental stock looks nothing like the other cities'. It is the only one of the seven reported this month where 1Ks are not the most common rental: 1LDKs are over four in ten, followed by 2LDKs. Tokyo and Osaka rent mostly 1Ks and studios; Sapporo rents larger flats.
| Layout | Listings | Share | Median per m² |
|---|---|---|---|
| 3LDK | 1,959 | 37.3% | ¥300k to ¥400k |
| 4LDK | 1,415 | 27% | ¥250k to ¥300k |
| 2LDK | 567 | 10.8% | ¥300k to ¥400k |
| 5LDK | 218 | 4.2% | ¥150k to ¥200k |
| 4LDK+S | 217 | 4.1% | ¥250k to ¥300k |
| 3LDK+S | 175 | 3.3% | ¥300k to ¥400k |
| 2LDK+S | 124 | 2.4% | ¥300k to ¥400k |
| 1LDK | 117 | 2.2% | ¥300k to ¥400k |
| 6LDK | 60 | 1.1% | ¥150k to ¥200k |
| 1LDK+S | 53 | 1% | ¥250k to ¥300k |
On the sale side, 3LDKs and 4LDKs together are over six in ten listings, and the 4LDK share is the highest of the seven cities. Sapporo is a market of larger homes for both renting and buying.
Sale prices: cuts continue, and value drops early
Of 5,626 sale listings tracked, 12.8% changed price and 98.3% of the changes were cuts, with a median cut of -4.02%.
| Ward | Listings tracked | Share that moved | Of those, cuts | Median cut |
|---|---|---|---|---|
| Chuo | 1,429 | 14% | 100% | -2.71% |
| Teine | 358 | 18.2% | 100% | -5.03% |
| Toyohira | 716 | 11% | 98.8% | -4.37% |
| Shiroishi | 408 | 15.4% | 98.6% | -3.86% |
| Higashi | 505 | 11.5% | 98.4% | -3.91% |
| Kita | 696 | 10.3% | 97.3% | -6.71% |
| Nishi | 543 | 12% | 94.1% | -3.24% |
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 318 | 6.1% | ¥600k to ¥700k |
| 6-10 | 210 | 4% | ¥400k to ¥500k |
| 11-20 | 486 | 9.3% | ¥300k to ¥400k |
| 21-30 | 1,195 | 22.8% | ¥300k to ¥400k |
| 31-40 | 1,665 | 31.7% | ¥250k to ¥300k |
| 41+ | 1,376 | 26.2% | ¥200k to ¥250k |
By building age, sale prices per m² for 6 to 10 year old buildings are about two thirds of the level for buildings up to five years old: the steepest early drop of the seven cities.
| Building age | Listings | Share | Median per m² |
|---|---|---|---|
| 0-5 years | 1,928 | 11.6% | ¥1,834 |
| 6-10 | 1,692 | 10.1% | ¥1,677 |
| 11-20 | 3,769 | 22.6% | ¥1,586 |
| 21-30 | 3,778 | 22.7% | ¥1,412 |
| 31-40 | 3,944 | 23.6% | ¥1,211 |
| 41+ | 1,567 | 9.4% | ¥1,132 |
You can calculate the yield for a property, or explore price against building age.
Levels
In September the median sale listing asked 2,680 man-yen and the median rental 5.8 man-yen a month, or 1,553 yen per m². Medians move with the mix of listings; read them as a level.
About this data
We observed sale listings on 4 days and rentals on 4 days in September, recording 20,874 and 78,198 listings. These are asking prices, not closing prices.
Sapporo's matched record starts on 2026-09-01, so this report shows September only. Rents are not broken down by ward because only one ward has enough listings. Building age is stated on 82.4% of rental listings.