About Fudosan Zukan (how to read the data)

Fudosan Zukan is a database of real estate value in Japan, built around the idea of "seeing the value of real estate on a map." Enter an address to see an AI-estimated price (reference price), the price per m² and per tsubo, recent price changes and a forecast, and compare the same figures for the neighborhood, the city, the prefecture and Japan as a whole.

What the AI-estimated price is

It is not an appraisal by a licensed real estate appraiser, nor a broker's valuation. It is an estimated market price calculated by the Fudosan Zukan model from official land prices and statistics on actual transactions. Every estimate is shown as a median, a low, a high and a confidence score.

• Land: the prices of nearby sites in the Land Price Publication (January 1) and the Prefectural Land Price Survey (July 1) are averaged with weights that are higher for closer sites (a log-weighted average). Survey prices are moved half a year using their annual change so both surveys share one date. The result is multiplied by the ratio between the median price per m² of actual residential land transactions in the same municipality and the median survey price (a default ratio is used where there are fewer than five transactions).
• Houses: land value plus building value (today's construction cost multiplied by the remaining share of the building's useful life), corrected by how actual house transactions in the same municipality compare with this calculation.
• Condos: the relationship between building age and price per m² is estimated from pre-owned condo transactions in the same municipality (or the designated city / prefecture if there are too few), then adjusted for the location's land price, the date and the floor. Where there is no transaction data, the condo estimate is shown as "No data".
• Range and confidence: a base range for each property type, widened by the distance to the nearest survey site, the number of inputs filled with standard values, and the spread of local transactions.

If you only enter an address, the property is treated as a standard one (a 20-year-old wooden house on 120 m² of land with 100 m² of floor space, or a 15-year-old 70 m² condo), and the page says so.

Area averages and changes

• Average residential / commercial land price: the average of the latest survey sites in the area.
• Year-on-year change: the average of the sites' annual changes.
• 5- and 10-year changes: an index that chains the year-on-year changes of the same sites, so that sites being added or removed do not distort the trend.
• Transaction medians: the median of the last two years of transaction and contract prices published by MLIT's Real Estate Information Library.

Forecasts

The annual rate blends the area's 5-year, 10-year and 1-year land price trends with a nationwide base rate, and is applied for 1, 3, 5 and 10 years. Buildings lose value with age. Forecasts are projections, not guarantees.

Real Estate Zukan Index

A 0–100 indicator for municipalities and prefectures that combines the percentile ranks of price level, 1-, 5- and 10-year growth, market activity and condo price level. Items without data are left out (population, income, rent and disaster risk will be added once the data is in place).

What we do not show

• Data we cannot obtain is shown as "No data"; we never fill gaps with guesses.
• We do not show items for which no accurate official data exists, such as the share of property owned by foreigners. If acquisition statistics are added, they will be labeled as acquisition shares, not ownership rates.
• We never show the names or nationalities of owners of individual properties. Only area-level statistics are used.
• Addresses you enter are used only to calculate the estimate and are not stored.