The Most Active Part of Niseko’s Property Market Isn’t Where You Might Expect
After breaking Niseko into its individual property markets, one result stood out: the highest number of visible sales in 2025 came not from Hirafu, Hanazono or another established resort village, but from the wider areas surrounding them.
Over the past few weeks, Uchi Insights has been taking Niseko apart.
Rather than treating one of Japan’s best-known resort destinations as a single property market, our recent series has looked separately at Hirafu, Hanazono, Annupuri, Higashiyama, Moiwa, Kutchan Town and Niseko Town, examining how dramatically their property mix, pricing and transaction activity can differ.
The next stage of that analysis looks at somewhere less neatly defined. Our Other Niseko Areas category brings together locations outside the main resort villages, including areas such as Kabayama, Soga and Kondo. These are generally more car-dependent, less concentrated around lifts and hospitality, and considerably more varied in terms of access, infrastructure and property type.
Yet when we compared visible sales across Niseko in 2025, this was the most active part of the market. Uchi recorded 71 visible sales across Other Niseko Areas, compared with 43 in Hirafu, 13 in Annupuri, seven in Hanazono, five in Moiwa and four in Higashiyama.
That activity was not simply the result of cheap land changing hands. Of those 71 sales, 31 were houses and 38 were land, giving the category meaningful transaction depth across both finished homes and development opportunities.
Pricing provides another clue. The median asking price for a house across Other Niseko Areas was ¥78m in 2025, considerably below the premium resort villages and the lowest of the six Niseko submarkets in our comparison.
The obvious explanation is that these locations are cheaper. The more interesting question is why a growing number of buyers appear increasingly happy to choose them.
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