2025 published land transactions

Oiwake land prices and price trends

This page aggregates publicly released transactions classified as residential land (land only) for the address area Oiwake, Karuizawa. It does not limit transactions by the buyer's intended use.

Median transaction price per m² (2025)

Median sample 22Five-year sample 171

Estimated price for 100 m²

Simple estimate using the displayed median

Estimated land + building budget

100 m² building using the 2025 benchmark

When the latest year has two or fewer transactions, the median uses the latest three years, then five years if needed. The land and total-budget estimates use the displayed median and a 100 m² model.

Oiwake location

Oiwake location map

The orange point is the neighborhood representative point. Green points are stations within 1.5 km straight-line distance.

Station

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Select a station marker or label to open its station-area page. Overlapping labels appear when the marker is selected.

Price distribution (2025)

Middle 50% price range

JPY 23,822 / m² – JPY 45,375 / m²JPY 23.822K / m² – JPY 45.375K / m²

Average transaction price

Reference segment: plots from 50 to 165 m² have 1 published transactions over five years, with a median of . This is a size-based segment; it does not identify residential use or individual buyers.

Estimated land price by plot size (2025)

Plot size	Equivalent in tsubo	Middle 50% estimate
50.0 m²	15.1 tsubo	–
100.0 m²	30.3 tsubo	–
150.0 m²	45.4 tsubo	–
200.0 m²	60.5 tsubo	–

These are simple land-only estimates calculated from the displayed median and quartile price per m², not medians of transactions at each plot size.

Land-price trend

No matching residential official land-price observation is available for this neighborhood, so a trend comparison with official prices is not shown.

Source: MLIT Real Estate Information Library, official land-price point API ↗

Published land transactions (2025)

Period	Area	Road width	Zoning
2025-10	9999.0 m²	9999.9 m	Category I exclusively low-rise residential zone
2025-10	1000.0 m²	38.4 m	Category I exclusively low-rise residential zone
2025-10	230.0 m²	11 m	Category I exclusively low-rise residential zone
2025-10	1100.0 m²	5 m	Non-line-delineated city-planning area
2025-10	340.0 m²	8 m	Non-line-delineated city-planning area
2025-07	1200.0 m²	26 m	Non-line-delineated city-planning area
2025-07	1000.0 m²	27 m	Category I exclusively low-rise residential zone
2025-07	1000.0 m²	23 m	Category I exclusively low-rise residential zone
2025-07	1100.0 m²	Not disclosed	Non-line-delineated city-planning area
2025-07	510.0 m²	28 m	Category I exclusively low-rise residential zone
2025-07	460.0 m²	21 m	Category I exclusively low-rise residential zone
2025-04	1700.0 m²	38 m	Category I exclusively low-rise residential zone
2025-04	1200.0 m²	20 m	Non-line-delineated city-planning area
2025-04	1200.0 m²	18 m	Non-line-delineated city-planning area
2025-04	460.0 m²	40 m	Non-line-delineated city-planning area
2025-04	600.0 m²	44 m	Category I exclusively low-rise residential zone
2025-01	670.0 m²	24 m	Category I exclusively low-rise residential zone
2025-01	600.0 m²	11 m	Non-line-delineated city-planning area
2025-01	870.0 m²	19 m	Non-line-delineated city-planning area
2025-01	420.0 m²	19 m	Non-line-delineated city-planning area
2025-01	420.0 m²	33 m	Category I exclusively low-rise residential zone
2025-01	230.0 m²	17 m	Category I residential zone

Transactions are listed newest first. They are not filtered by residential intent or buyer type. Low unit price alone is not treated as atypical. “Value check” is limited to invalid values or extremely high unit prices and does not necessarily indicate an error.

Transaction prices by plot size (2025)

Category	Published samples	Median (JPY/m²)
Under 20 tsubo	0	No data
20–30 tsubo	0	No data
30–40 tsubo	0	No data
40 tsubo or more	22

These are audited medians recomputed from the published transactions in the displayed period. Small groups can be strongly affected by individual transaction conditions.

Price by frontage-road width

Under 4 m

No data

0 published samples

4–6 m

1 published sample

6–8 m

No data

0 published samples

8 m or more

20 published samples

A wider road does not by itself imply a higher price. Station access, zoning, plot size, shape and other conditions also differ.

Terrain, elevation and ground conditions

Center elevation

About 971.7 m

Elevation range within 500 m

74.3 m

Mean slope between samples

2.21°

Representative-point landform

Volcanic-foot lowland

Surface-ground amplification

1.26

How to interpret these values

Landform describes regional terrain, not the safety of an individual plot. Terraces are generally higher than surrounding lowlands; valleys and lowlands can collect water. Check local depressions, fill, drainage and official flood maps separately.

The sampled elevation range around Oiwake is about 74.3 m. Absolute elevation alone does not determine flood risk. Slopes may affect access, retaining walls and rainwater flow.

AVS30 indicates average ground stiffness to 30 m depth. A larger value generally indicates stiffer ground. An amplification factor above 1 indicates estimated amplification of shaking, not a building’s seismic performance or a requirement for ground improvement.

Check disclosure documents, current municipal hazard maps and plot-specific ground investigations. Conditions can vary within the same neighborhood.

Elevation samples around Oiwake

Minimum elevation: 937 m
Maximum elevation: 1011.3 m
Sampling extent: ±500 m east/west and north/south of the representative point
Sample points: 25

These samples are not an area-weighted measurement within the neighborhood boundary.

Elevation source: Geospatial Information Authority of Japan ↗

Surface-ground reference

Micro-landform: Volcanic-foot lowland
AVS30: 304.17 m/s
250 m mesh: 5438440332
Nearby boreholes: Not connected

Ground source: NIED J-SHIS ↗

Hazard information (observed representative-point data)

Representative point outside mapped area

Flood inundation (maximum assumed event)

Flood hazard is not shown at the representative point. Check the official map for an individual plot.

Official source ↗

Representative point outside mapped area

Landslide warning zone

Landslide hazard is not shown at the representative point. Check the official map for an individual plot.

Official source ↗

Representative point within mapped area

Liquefaction susceptibility

Hazard information is not shown at the representative point. Check the official map for an individual plot.

Official source ↗

Representative-point observations do not guarantee the safety of a specific plot. An “outside” result does not mean every location in the neighborhood is outside the mapped hazard.

Planning and redevelopment that may affect Oiwake

No neighborhood-specific public plan has been published on this page. Unverified plans and completion dates are not shown.

Only plans and policies published by public authorities are included. Their presence does not guarantee an effect on land prices. Source titles and summaries are omitted until reviewed English translations are available.

Zoning, building coverage and floor-area ratio

Planning GIS at the representative point: Category I residential zone · Building coverage 0% · Floor-area ratio 0%

Typical zoning in published transactions

Category I exclusively low-rise residential zone

Building coverage used in the model

30%

Floor-area ratio used in the model

50%

The GIS result describes one representative point, not the entire neighborhood. Model assumptions reflect typical transaction conditions. Verify regulations for the individual plot.

Source: MLIT planning GIS (FY2025) ↗

Estimate the land and building budget

Nagano public survey used for the initial building-cost setting
FY2025, 164 land-attached custom homes; derived from an average construction cost of JPY 38.26M and average floor area of 110.1 m².

The initial land and floor areas are each 100 m², adjustable in 1 m² steps. This is a comparison model, not the Japanese average or a guarantee of buildability. Displayed values are rounded; area calculations use unrounded conversions.

Land area100.0 m²Planned floor area100.0 m²Construction cost / m²

LAND PRICE EVIDENCE

Selected land area

100.0 m²

Comparable median

Published samples

4 records

Estimate confidence

Low

4 published transactions from Neighborhood, approximately 0.0 m²–200.0 m². Zoning: mixed usable records. Confidence: Low.

Overall neighborhood reference: JPY 37,813 / m². It remains visible for comparison and is not automatically treated as the selected-lot estimate.Overall neighborhood reference: JPY 37.813K / m². It remains visible for comparison and is not automatically treated as the selected-lot estimate.

Land price

Building cost

Ancillary allowance

Total estimate

Planning model: 100.0 m² building
The simple floor-area-ratio ceiling for a 100.0 m² lot is about 50.0 m². The selected model exceeds this simple ceiling; the total is a comparison scenario, not a buildable-plan estimate.

Ancillary costs are provisionally set at 10% of construction cost. Public transaction records are retained; selection only changes which records are used for this estimate.

Source: Japan Housing Finance Agency Flat 35 Survey ↗

View the full home-building budget for this neighborhood →View custom-home construction costs in Nagano →

100 m² plot × 30% building coverage × 50% floor-area ratio

Maximum building footprint: about 30 m²

Maximum gross floor area: about 50 m²

Simplified calculation; road access, setback, height-district and other site-specific restrictions are not included.

MadoryFloor plan design website

Oiwake land-price summary

The median published transaction price in Oiwake for 2025 is . A 100 m² plot would therefore be about by simple multiplication. The period-change figure compares yearly transaction medians in 2021 and 2025.

Station-area land prices near Oiwake

Stations whose coordinates are within 1.5 km straight-line distance of this neighborhood's representative point, ordered by distance.

1.46 km straight-line distance

Shinano-Oiwake Station1.5 km area

22 published transactions across 1 neighborhoods in 2025

View station area →

This is not the distance from an individual property or a walking-time catchment. Each station page aggregates the full areas of qualifying neighborhoods.

Sources and methodology

Land prices, transaction examples, trends and official land-price observations are based on public data. Small samples can be strongly affected by the conditions of individual transactions.

Source: MLIT Real Estate Information Library ↗

Compare land prices near Oiwake

Sort by

Ordered by straight-line distance between neighborhood representative points.

Neighborhood	Median (JPY/m²)	Latest-year samples
Nakakaruizawa		2
Nagakura		78
Ooazakaruizawa		17
Karuizawahigashi		2

Nakakaruizawa2 latest-year samples Nagakura78 latest-year samples Ooazakaruizawa17 latest-year samples Karuizawahigashi2 latest-year samples

Neighborhoods with similar median prices

Neighborhood	Period change	Latest-year records
OiwakeKaruizawa	+0.0%	22
DaieichoOkaya	+25.0%	2
MiyabuchiMatsumoto	+0.0%	4
Toyonomachi-ToyonoNagano	+78.6%	4

These neighborhoods are selected by similarity of median price, not geographic distance. Compare the displayed observation periods and sample counts.