Kobe, Hyogo — Residential Cap Rates & Price per Sqm
8 transactions from J-REIT timely disclosures｜Last updated: November 1, 2026 (refreshed weekly)
Transactions
8
Median deal cap rate (all time)
4.55%
Deal cap rate range (last 3 years)
4.00–5.40%
Avg. price (all time)
¥1.52bn
Properties appraised
17
Median appraisal cap rate
4.10%
Appraisal cap rate range
3.6–4.7%
Period ends
2026/02–2026/07
Cap rates at transaction
From acquisition/disposition notices, as of each deal (dates vary by deal)
1 transactions were disclosed in the last 12 months. The all-time median cap rate across 8 deals is 4.55%.
Transaction cap rate trend (each deal + quarterly median)
Last 5 years. Grey dots are individual deals; the red line is the quarterly median. The segment into the quarter in progress (deals so far) is dashed. Use the number of dots to spot quarters with few deals. Calculated from cap rates disclosed in acquisition/disposition notices (appraisal NOI yield at the time of each deal). These differ from periodic appraisals (current valuations), shown separately below. See the table below for individual sources.
Breakdown by ward
| Ward | Transactions | Cap rate |
|---|---|---|
| Chuo, Kobe | 3 | 4.50% |
| Higashinada, Kobe | 1 | 5.40% |
| Hyogo, Kobe | 1 | 4.20% |
| Nada, Kobe | 1 | 4.70% |
| Nishi, Kobe | 1 | 4.30% |
All transactions (8)
| Ward | Source | |||||
|---|---|---|---|---|---|---|
| 2026.04 | Aprire Shin-Aoki Ichibankan | Higashinada | ¥3.45bn | 5.40% | 1997 · 29 yrs | REIT-IR ↗ |
| 2025.01 | Proceed Hyogo-Ekimae | Hyogo | ¥1.90bn | 4.20% | 2008 · 18 yrs | REIT-IR ↗ |
| 2025.01 | S-FORT Kobe-Sannomiya-Kita | Chuo | ¥0.58bn | 4.00% | 2004 · 22 yrs | REIT-IR ↗ |
| 2022.04 | Starship Kobe Gakuentoshi | — | ¥0.98bn | 4.60% | — | REIT-IR ↗ |
| 2022.02 | Irise Kobe Rokko | Nada | ¥1.20bn | 4.70% | 2017 · 9 yrs | REIT-IR ↗ |
| 2022.01 | SOMPO Care Raviere Kobe Ikutan | Nishi | ¥1.29bn | 4.30% | 2009 · 17 yrs | REIT-IR ↗ |
| 2021.08 | Esty Maison Kobe Sannomiya | Chuo | ¥1.02bn | 4.50% | 2002 · 24 yrs | REIT-IR ↗ |
| 2021.02 | Rehabilitation Home Granda Kobe Kitano | Chuo | ¥1.72bn | 4.60% | 2016 · 10 yrs | REIT-IR ↗ |
Periodic appraisals (current valuations)
Each property’s latest period-end appraisal. Aligned in time, so current levels can be compared
Periodic appraisals (period-end valuations)
Kobe · Residential: 17 properties · period ends 2026/02–2026/07 · median 4.10% (3.6%–4.7%)
Number of properties per 0.1% cap rate band. The dark bar is the band containing the median.
Click a heading to sort
| Source | ||||
|---|---|---|---|---|
| レジディア神戸磯上Advance Residence Investment Corporation | 3.9% | ±0 | 2026/07 | Filing ↗ |
| レジディア神戸元町Advance Residence Investment Corporation | 3.9% | ±0 | 2026/07 | Filing ↗ |
| S-RESIDENCE神戸磯上通Samty Residential Investment Corporation | 4.0% | ±0 | 2026/07 | Filing ↗ |
| レジディア三宮東Advance Residence Investment Corporation | 4.0% | ±0 | 2026/07 | Filing ↗ |
| S-RESIDENCE神戸元町Samty Residential Investment Corporation | 4.1% | ±0 | 2026/07 | Filing ↗ |
| レジディア神戸ポートアイランドAdvance Residence Investment Corporation | 4.2% | +10 | 2026/07 | Filing ↗ |
| S-FORT神戸小河通Samty Residential Investment Corporation | 4.4% | ±0 | 2026/07 | Filing ↗ |
| S-FORT神戸神楽町Samty Residential Investment Corporation | 4.5% | ±0 | 2026/07 | Filing ↗ |
| Starship Kobe GakuentoshiMarimo Regional Revitalization REIT Investment Corporation | 4.6% | ±0 | 2026/06 | Filing ↗ |
| KDXレジデンス甲南山手KDX Realty Investment Corporation | 3.6% | ±0 | 2026/04 | Filing ↗ |
Direct capitalization rates from each property’s latest period-end appraisal, for properties of the same use in the same city/ward (period ends within the last year; from J-REIT annual securities reports and results materials). These differ from acquisition cap rates (chart and deal list above) and compare current valuations regardless of deal timing. Values for the same property can differ by appraiser or ownership share. Reference information only, not a recommendation.
See appraisals in Kobe · Residential as a list →
FAQ
What is the average Residential cap rate in Kobe, Hyogo?
The median cap rate across 8 J-REIT disclosed transactions (all time) is 4.55% (as of November 1, 2026, appraisal NOI yield basis).
What is the data source?
Timely-disclosure PDFs published on each J-REIT official IR page. Every record links to its source.