Kyoto
Tourism hub with highest STR yields — minpaku fully permitted
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Kyoto
Most restrictive: residential zones Jan 15–Mar 16 only (~60 days/year). Commercial zones slightly more permissive. Accommodation tax rising to ¥10,000/night from March 2026.
Market Analysis — Kyoto
Key demand drivers and main investment risks
✅Demand Drivers
- •Global luxury brand — Aman, Four Seasons, Park Hyatt all present
- •Traditional machiya townhouse renovation market
- •Strict building height limits create natural supply constraint
- •UNESCO temples and geisha district draw 50M+ visitors/year
⚠️Key Risks
- •Many wards have banned or restricted minpaku licenses
- •Premium prices but moderate rents — yields under 4%
- •Resident backlash and new STR restrictions in residential zones
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Japanese · Source
AICJ International School Kyoto
Curricula: IB PYP
Language of instruction: English; Japanese
Source · Checked:
Doshisha International Academy Elementary School
Curricula: IB PYP
Stages or ages: Elementary School
Language of instruction: not stated by the source
Source · Checked:
Doshisha International School Kyoto
Curricula: IB DP
Language of instruction: not stated by the source
Source · Checked:
Kyoto International School
Curricula: IB DP; IB MYP; IB PYP
Language of instruction: English; Japanese
Source · Checked:
Lycée français international de Kyoto
Curricula: French national curriculum
Language of instruction: not stated by the source
Source · Checked:
Ritsumeikan Uji High School
Curricula: IB DP
Stages or ages: High School
Language of instruction: not stated by the source
Source · Checked:
同志社国際学院初等部
Curricula: IB PYP; Japanese national
Stages or ages: Primary
Language of instruction: not stated by the source
Source · Checked:
立命館宇治高等学校
Curricula: IB DP; Japanese national
Stages or ages: High school
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Kyoto
2758 for sale·3989 for rent
Properties for Sale in Kyoto
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment in Arashiyama
3-Bed Apartment · 52.25 m² in Arashiyama
4-Bed Apartment · 103.81 m² in Arashiyama
3-Bed Apartment in Arashiyama
3-Bed Apartment · 72.82 m² in Arashiyama
3-Bed Studio · 5.53 m² in Arashiyama
2-Bed Studio · 7.92 m² in Minami (Kyoto)
3-Bed Apartment · 72.82 m² in Arashiyama
1-Bed Studio · 7 m² in Arashiyama
1-Bed Apartment in Arashiyama
3-Bed Apartment · 70.2 m² in Arashiyama
3-Bed Studio · 9.6 m² in Arashiyama
Yield by Neighborhood — Kyoto
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Nakagyo downtownshoppinghistoric | ¥1,280,304–¥1,742,636 (₪25,072–₪34,126) | STR Banned 🔴 | STR Banned 🔴 | Central Kyoto with downtown shopping, Nijo Castle, and machiya districts. Best transit access. |
| Fushimi tourismheritagetransport hub | No data yet | 6.9%–14.45% | STR Restricted 🟡 | |
| Minami (Kyoto) transport hubredevelopmentvalue | No data yet | 7.45%–14.6% | STR Restricted 🟡 | |
| Sakyo universityheritageresidential | No data yet | 7.18%–14.53% | STR Restricted 🟡 | |
| Kita (Kyoto) residentialquietstudent | ¥604,588–¥835,754 (₪11,839–₪16,366) | STR Banned 🔴 | STR Banned 🔴 | |
| Shimogyo downtowntransit hubmixed use | ¥800,190–¥1,084,702 (₪15,670–₪21,241) | STR Banned 🔴 | STR Banned 🔴 | Downtown Kyoto with Kyoto Station area and traditional shopping streets. |
| Arashiyama tourismscenicluxury | ¥1,013,574–¥1,369,214 (₪19,849–₪26,813) | STR Banned 🔴 | STR Banned 🔴 | Premium tourism destination with bamboo groves and temples. Seasonal appeal. |
| Higashiyama historicculturaltourism | ¥1,173,612–¥1,582,598 (₪22,983–₪30,992) | STR Banned 🔴 | STR Banned 🔴 | Historic geisha district with traditional machiya. UNESCO heritage atmosphere with strict preservation rules. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Kyoto
Nakagyo
Central Kyoto with downtown shopping, Nijo Castle, and machiya districts. Best transit access.
Price from ¥1,280,304/m² (₪25,072/m²)
Fushimi
No data yet
Minami (Kyoto)
No data yet
Sakyo
No data yet
Kita (Kyoto)
Price from ¥604,588/m² (₪11,839/m²)
Shimogyo
Downtown Kyoto with Kyoto Station area and traditional shopping streets.
Price from ¥800,190/m² (₪15,670/m²)
Arashiyama
Premium tourism destination with bamboo groves and temples. Seasonal appeal.
Price from ¥1,013,574/m² (₪19,849/m²)
Higashiyama
Historic geisha district with traditional machiya. UNESCO heritage atmosphere with strict preservation rules.
Price from ¥1,173,612/m² (₪22,983/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Market Review — Kyoto
Kyoto offers a unique investment proposition as Japan's cultural capital. The city's strict building height limits preserve neighborhood character and protect property values. Gion, Higashiyama, and Nishijin attract traditional machiya townhouse investors, while modern condos near Kyoto Station target rental income. Tourism restrictions in some areas actually increase exclusivity and rental premiums.
Last updated: April 26, 2026
Discussions — Kyoto
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