KODACHI / LAND, LIFE & EVIDENCE
Thirty years of land prices in Okinawa and Tokyo: residential and commercial land
The 1995–2025 official land-price series shows different paths by prefecture and use. Average price levels and average annual changes at continuing survey sites are different measures.
A framework for the decision
- 01Average price level
- 02Continuing-site change
- 03Individual site conditions
Editorial diagram. Confirm the sequence and responsibilities for the individual project.
01 / INSIGHT
Read two separate indicators
We extracted 31 annual observations from the Ministry of Land, Infrastructure, Transport and Tourism’s 2025 historical tables. Values relate to standard sites on January 1, not actual transaction or building prices. Residential and commercial land are charted separately for all of Tokyo and Okinawa.
EVIDENCE / 16
Compare the evidence
1995–2025, January 1, whole prefectures. Average prices are nominal standard-site means affected by site composition. Annual changes average continuing-site changes: a separate indicator.
Charts and tables can be scrolled horizontally.
Residential land · Average price (JPY/m²)
Residential land · Average annual change (%)
Commercial land · Average price (JPY/m²)
Commercial land · Average annual change (%)
View the data table
| Year | Tokyo / Residential land / Average annual change (%) | Tokyo / Commercial land / Average annual change (%) | Okinawa / Residential land / Average annual change (%) | Okinawa / Commercial land / Average annual change (%) | Tokyo / Residential land / Average price (JPY/m²) | Tokyo / Commercial land / Average price (JPY/m²) | Okinawa / Residential land / Average price (JPY/m²) | Okinawa / Commercial land / Average price (JPY/m²) |
|---|---|---|---|---|---|---|---|---|
| 1995 | -4.7 | -18.5 | 0.6 | -5.6 | 462,000 | 2,584,900 | 117,600 | 373,000 |
| 1996 | -5 | -18.8 | -0.1 | -6.2 | 429,900 | 1,990,800 | 115,200 | 330,100 |
| 1997 | -3.4 | -13.7 | -0.2 | -6.1 | 409,300 | 1,650,700 | 114,200 | 286,500 |
| 1998 | -2.6 | -7.2 | -0.5 | -6.1 | 398,700 | 1,556,000 | 110,900 | 259,100 |
| 1999 | -6.1 | -8.8 | -1.1 | -7.7 | 376,700 | 1,441,100 | 109,100 | 233,000 |
| 2000 | -6.4 | -8 | -1.7 | -8.2 | 357,000 | 1,350,500 | 107,800 | 206,800 |
| 2001 | -4.7 | -6.2 | -2.3 | -7.4 | 344,100 | 1,293,900 | 104,800 | 187,800 |
| 2002 | -4.6 | -5.3 | -4.6 | -9.1 | 336,400 | 1,432,000 | 98,900 | 182,100 |
| 2003 | -4.1 | -3.9 | -5.7 | -9.5 | 326,800 | 1,403,000 | 92,600 | 163,300 |
| 2004 | -3.1 | -2.7 | -6 | -8.8 | 319,700 | 1,387,800 | 87,100 | 151,400 |
| 2005 | -1.7 | -0.9 | -5.5 | -6.7 | 318,200 | 1,383,000 | 81,800 | 141,300 |
| 2006 | 0.8 | 2.9 | -4 | -4.1 | 324,500 | 1,481,700 | 78,500 | 136,700 |
| 2007 | 8 | 13.9 | -2.3 | -1.8 | 359,900 | 1,798,000 | 76,400 | 138,000 |
| 2008 | 9.1 | 15.8 | -1.5 | -0.2 | 400,100 | 2,196,600 | 75,800 | 142,000 |
| 2009 | -6.5 | -7.5 | -1.8 | -2.1 | 366,500 | 2,035,800 | 74,700 | 138,900 |
| 2010 | -6.2 | -9 | -2.1 | -2.6 | 340,400 | 1,764,800 | 72,900 | 134,800 |
| 2011 | -1.6 | -2.8 | -1.5 | -1.8 | 337,100 | 1,717,800 | 73,500 | 131,600 |
| 2012 | -1 | -1.9 | -1.1 | -1.4 | 334,500 | 1,676,300 | 74,000 | 122,900 |
| 2013 | -0.3 | -0.4 | -0.6 | -0.4 | 337,200 | 1,650,400 | 72,800 | 123,100 |
| 2014 | 1.4 | 2.3 | 0.1 | 0.5 | 342,600 | 1,750,500 | 73,300 | 126,200 |
| 2015 | 1.3 | 2.9 | 0.6 | 0.8 | 350,300 | 1,850,900 | 74,000 | 128,000 |
| 2016 | 1.6 | 4.1 | 1.7 | 2 | 369,700 | 1,988,900 | 75,800 | 131,900 |
| 2017 | 1.9 | 4.7 | 3 | 3.2 | 385,300 | 2,180,800 | 79,900 | 142,200 |
| 2018 | 2.4 | 5.4 | 5.5 | 5.6 | 398,700 | 2,341,200 | 85,000 | 153,500 |
| 2019 | 2.9 | 6.8 | 8.5 | 10.3 | 415,200 | 2,512,600 | 93,800 | 178,900 |
| 2020 | 2.8 | 7.2 | 9.5 | 13.3 | 432,300 | 2,675,400 | 103,100 | 214,900 |
| 2021 | -0.6 | -1.9 | 1 | 0.2 | 432,000 | 2,590,300 | 104,000 | 211,400 |
| 2022 | 1 | 0.6 | 2 | 0.7 | 437,700 | 2,562,600 | 105,500 | 212,000 |
| 2023 | 2.6 | 3.3 | 3.6 | 2.7 | 452,100 | 2,613,500 | 109,200 | 217,600 |
| 2024 | 4.1 | 6.3 | 5.5 | 5 | 476,100 | 2,764,600 | 114,300 | 228,000 |
| 2025 | 5.7 | 10.4 | 7.3 | 7 | 515,300 | 2,994,800 | 121,700 | 243,400 |
Chart compiled from the cited original tables. Values are available below and in the CSV.
02 / INSIGHT
Average prices are not investment returns
Between 1995 and 2025, residential averages changed from ¥462,000 to ¥515,300 per m² in Tokyo and ¥117,600 to ¥121,700 in Okinawa. Changes in the mix of sites affect averages. These nominal, non-inflation-adjusted figures do not represent holding the same plot or realizing a profit.
03 / INSIGHT
Continuing-site changes answer another question
Published 2025 residential changes were 5.7% in Tokyo and 7.3% in Okinawa; commercial changes were 10.4% and 7.0%. These average site-level year-on-year changes need not equal the change in average prices. They do not guarantee future growth.
Before the consultation
| Item | What to establish |
|---|---|
| Period | 1995–2025: 31 observations spanning 30 years. |
| Measure | Average price: yen/m²; continuing-site annual change: %. |
| Area | Whole prefectures, not the 23 wards or Onna Village. |
Sources and authorities
Original publications are in Japanese. Confirm property-specific conditions with the responsible authority.
Continue your research
Buying property in Okinawa and Tokyo: what changes in the investigation
Apply the common legal and documentary checks first, then vary the investigation to suit the property. Vacant villa land and an operating accommodation building require different evidence.
20 / GUIDEPopulation and households in Okinawa and Tokyo: reading beyond averages
Population and household counts tell different stories. Between the 1990 and 2020 censuses, households grew faster than population in both prefectures; population alone misses changes in housing use.
21 / GUIDEUsing land, population and tourism data in a property comparison
Record what a number measures, its geography and period, and its relevance to the property. An explicit unresolved column prevents assumptions becoming apparent facts.