Kyoto real estate market — prices, rental yield and trend

• Average price: $2,215 / m²
• Gross rental yield: 6.12%
• Net rental yield: 5.71%
• Transaction cost: 10.9%
• Price basis: local-market average

Residential property in Kyoto averages $2,215 per square metre. That makes it the 223rd most expensive of the 264 markets in the set.

What a buyer pays in Kyoto

The $2,215 figure is a local-market average across all residential property types: a flat in a prime district sits well above it, an older unit on the edge of the market well below. Buying costs — transfer tax or stamp duty, notary, registration and agency — come to about 10.9% of the price here. On a 100 m² apartment at the average price that is roughly $24,142 on top of the $221,490 purchase price. That is above the 9.6% median across the set — the entry cost is part of the investment case here. That is 59% below the Japan national average of $5,397. Among the other Japan markets we track, Tokyo at $11,800 is 81.2% dearer, and Osaka at $6,117 is 63.8% dearer.

What it earns

A square metre lets for about $11.3 a month. Against a purchase price of $2,215 per square metre that is 6.1% gross, before tax. Both figures come from the same source and the same period, so you can check the arithmetic yourself. It ranks 79th of 311 markets by gross yield. Rental income is taxed at 2.8–20.4% — the rate is not a single number here. That is the difference between 4.9% and 6% net on the same property. The 5.7% net figure we publish uses 6.7%.

How the tax works. A non-resident's rental income is declared and taxed at progressive rates with the basic deduction and no local inhabitant tax (Income Tax Act arts. 164(1)(ii) and 165), which gives about 3–11% across typical rent levels. The 20.42% withholding often quoted is not the final burden, and per the National Tax Agency it does not apply at all when an individual tenant rents the home for own or family use; it forms the upper end of the band only as a ceiling. From 2027 the tiered basic deduction is withdrawn, lifting the range slightly to about 4–11%. Source: nta.go.jp No. 12014.

Who can buy in Kyoto

Freehold, including the land. That is the rule a foreign buyer meets first, not legal advice — check the current position locally before you commit.

How this figure is built

The price figure for Kyoto is built from asking prices from listings. It was last refreshed on 2026-10-17. We rate our confidence in this market’s data low — treat the figures as indicative and check them before acting. We recompute every market the same way, which is what lets Kyoto be compared with a country average or another city.

Sources: Numbeo city page · numbeo.com · api.frankfurter.dev. Snapshot: 2026-10-17.