Tomakomai: real estate guide

When you look for land in Tomakomai, you are surprised by how wide the price range is. In the same city, land at ¥27,000 per tsubo and land at ¥165,000 per tsubo are for sale at the same time. Which one you choose depends on “what you will build” and “where you will commute.” This article explains, in order, the price per tsubo by district, how to think about builder requirements, and what to check when buying land in Tomakomai.

Price per tsubo by district (2026)

In the 2026 official land price survey, the average of 47 residential survey points in Tomakomai is ¥20,291 per m², or about ¥67,000 per tsubo (1 tsubo = 3.3 m²).

Source: our estimate based on the Ministry of Land, Infrastructure, Transport and Tourism (MLIT) official land prices (2026). Official land prices are for standard sites, and actual sales can be higher or lower.

Choosing a district

East (Numanohata, Takuyu, Hokuei, Shinkai, Utonai, Tokaicho)

This is the most expensive area in the city, and competition is strong. From Numanohata Station it is about 50 minutes to Sapporo by rapid train and about 15 minutes to New Chitose Airport. It is chosen by people working for companies in the Tomakomai East (Tomato) area and by people commuting toward Chitose. Most subdivided plots come with a builder requirement and are sold shortly after they go on the market. If you are thinking about selling in the future, the advantage is that prices are less likely to fall.

The Utonai district (Utonai-kita and Utonai-minami) is a residential area near Lake Utonai. A certain number of people search for “Tomakomai land Utonai.” Numanohata is 5 minutes away by car, and prices are lower than in Takuyu.

City center (Kasugacho, Misonocho, Suehirocho, Sumiyoshicho, Otowacho, Shin-Nakanocho)

In 2026, rises stood out, with Kasugacho 3-chome up +12.7% and Misonocho 3-chome up +10.6%. The city hall, hospitals and supermarkets are within walking distance, so this area suits people who do not want to rely on a car. However, plots are small, and there are not many larger plots of over 60 tsubo.

West (Itoi, Sumikawacho, Tokiwacho, Nisshincho, Kawazoecho, Toyokawacho, Shirakabacho)

Prices are ¥50,000 to ¥74,000 per tsubo, less than half of the east. Building a single-story home, having parking for three cars, having a large garden: this area makes such wishes easier to achieve within budget. There is Itoi Station, and the city center is 10 to 15 minutes away by car. In 2026, Kawazoecho rose +9.8% and Nisshincho +9.2%, as people are starting to see the area as good value.

Nishikioka, Nozomicho, Miyamaecho, Hokuseicho (far west)

Prices are ¥27,000 to ¥31,000 per tsubo, the most affordable area in the city. You can get 100 tsubo of land for around ¥3 million. However, prices are flat or rising only slightly, so do not expect them to rise in the future. If your goal is to “live cheaply with plenty of space,” it is a sensible choice.

Suburbs (Uenae, Yufutsu, Tarumae, Misawa, Aza-Itoi)

Prices are ¥3,000 to ¥26,000 per tsubo. Few plots change hands for housing, but because the areas are large, we get inquiries about using them as material storage yards, vehicle yards or business land. Water and sewage often do not reach these areas, so if you build a house, you need to consider a well and a septic tank.

What to check before buying land

Zoning, building coverage ratio and floor area ratio

You can look these up by address on the Tomakomai City urban planning information service. In a Category 1 low-rise residential zone, a building coverage ratio of 40 to 60% and a floor area ratio of 80 to 150% are typical, and there are also height limits. If you want to build a single-story home, work backward from the building coverage ratio to find the plot size you need. For a single-story home with a total floor area of 30 tsubo, you need at least 60 tsubo of land at a building coverage ratio of 50%.

Water, sewage and gas

Check whether the mains run under the road in front, and whether there are connections into the plot. If there are no connections, the work can cost from several hundred thousand yen to over ¥1 million. Whether the area has city gas or propane also affects your utility costs later.

Road frontage and private roads

You cannot build a house unless the plot touches a road, as defined by the Building Standards Act, for at least 2 m. If the road is private, check whether you can get consent for passage and for digging.

Boundaries

Check whether there are boundary markers and whether anything crosses the boundary with neighboring land. If a confirmed survey is needed, decide before the contract who pays the cost (¥300,000 to ¥800,000). This work is done by a land and house surveyor (tochi kaoku chosashi).

Hazard maps

Tomakomai faces the Pacific Ocean and has areas where tsunami flooding is expected. If you are considering land near the sea (Hamacho, Funamicho, around Furusato Beach, Yufutsu), always check this. Mt. Tarumae is also an active volcano, and a volcanic hazard map has been published. Check expected river flooding as well.

Ground

On reclaimed land or along old riverbeds, ground improvement may be needed. The cost is usually ¥500,000 to ¥1.5 million. If you discuss the ground with the builder before signing the land contract, your budget will stay on track.

Salt damage and wind

Near the sea, metal parts wear faster, so you need to choose suitable exterior wall and roof materials. Tomakomai has many windy days, and in parts of the west especially, there are ground blizzards in winter. Stand on the site and check how the wind blows through.

Finding land with no builder requirement

In Tomakomai, land with no builder requirement comes up more easily than in Chitose. There are three ways to find it.

1. Land for sale by private owners: Land sold because of an inheritance or a move almost never has a builder requirement
2. Land with an old house: A used house where the building has no value is in practice land with no builder requirement. Include the demolition cost (¥1.5 million to ¥2.5 million for a 30-tsubo wooden house) and judge by the total
3. Register your conditions and wait: Tell us your preferred district, size and budget, and get contacted when something comes up

Steps for buying

1. Fix your budget (land + building + other costs. Other costs are usually 5 to 8% of the land price)
2. Get mortgage pre-approval. Ask the lender whether it can lend for the land first
3. Research candidate sites (zoning, water and sewage, road access, boundaries, hazards)
4. Sign the sales contract (the deposit is usually 5 to 10% of the price)
5. Payment and handover
6. Apply for building confirmation and start construction

In Hokkaido, it is hard to start construction from November to April. If you want to start in spring, decide on your land by the autumn of the previous year, and your plan will go smoothly.

Banana House has its head office in Honkocho, Tomakomai, and handles land brokerage throughout the city. We also have information that is not yet public. Please tell us your preferred district, size, budget and whether you need land with no builder requirement.

Related articles: Land prices in Tomakomai / Buying a used house or single-story home in Tomakomai / Real estate information for Tomakomai

This page was machine-translated. The Japanese original prevails.