2026年07月02日

【2026 Official Land Valuation Announced】Hokkaido’s Average Roadside Land Value Rises for the 11th Consecutive Year, Driven by Redevelopment Around Sapporo Station

The National Tax Agency has released the 2026 (Reiwa 8) roadside land values (rosenka), which serve as the basis for calculating inheritance and gift taxes. These values are also an important indicator of trends in the real estate market.

Across Hokkaido, the average roadside land value increased by 1.8% compared to the previous year, marking the 11th consecutive year of growth. However, the rate of increase has slowed for the third year in a row, suggesting that the pace of appreciation is beginning to moderate.

Sapporo Station South Exit Remains Hokkaido’s Highest-Valued Location for the 21st Consecutive Year

The highest roadside land value in Hokkaido was recorded on Sapporo Teishajo Line Avenue, located in front of the south exit of JR Sapporo Station.

The value reached ¥8.32 million per square meter, up 7.5% from the previous year. This marks the 21st consecutive year that the location has ranked as the most valuable land in Hokkaido.

As the largest transportation hub in Hokkaido, Sapporo Station continues to benefit from increasing passenger traffic and expectations surrounding large-scale redevelopment projects, both of which have contributed to rising land values.

 

Redevelopment Continues Around Sapporo Station

Major redevelopment projects remain underway in the Sapporo Station area.

To accommodate growing passenger numbers, expansion work is progressing at Sapporo Station on the Namboku Subway Line. In addition, a new mixed-use building directly connected to the station is under construction, with plans to house retail facilities and office space, further enhancing the area's convenience and appeal.

Large-scale redevelopment is also advancing on the former ESTA site and surrounding areas at the station’s south exit. The project is closely tied to the future extension of the Hokkaido Shinkansen to Sapporo and is expected to strengthen the district’s transportation and commercial functions, supporting continued growth in land values.

 

Strong Demand Also Extends to the North Exit Area

The popularity of the Sapporo Station district is not limited to the south side.

The highest roadside land value in Sapporo’s Kita Ward was recorded near the station’s north exit, where land was valued at ¥2.82 million per square meter.

Demand for hotel development remains strong, while office demand continues to be steady, reflecting the enduring attractiveness of properties located within walking distance of the station.

 

Inbound Tourism Drives Land Value Growth in Resort and Tourist Destinations

The highest rate of increase in Hokkaido was recorded in Furano City, where land along Kitanomine Line Avenue rose 28.0% year-over-year.

Furano continues to attract visitors from both Japan and overseas, and growing demand for resorts, hotels, and tourism-related facilities is believed to be a major factor behind the increase in land prices.

Meanwhile, Hon-dori Line Avenue in Otaru City posted an increase of 18.9% compared with the previous year.

The rise is largely attributed to increasing inbound tourism, as growing numbers of international visitors are drawn to Otaru’s historic streetscape and canal district. This has boosted demand for commercial properties throughout the area.

In addition to redevelopment in central Sapporo, strong inbound tourism demand in destinations such as Furano and Otaru continues to play a significant role in supporting Hokkaido’s real estate market.

 

Outlook for the Real Estate Market

Although land values across Hokkaido continue to trend upward, the pace of growth has begun to moderate. Rising construction material costs and labor expenses have contributed to a slowdown in some redevelopment and new construction projects.

Even so, highly accessible locations—particularly around Sapporo Station—are expected to maintain solid demand. As redevelopment projects move forward and tourism remains strong, Hokkaido’s real estate market will continue to attract close attention in the years ahead.