How do you check land prices and rosenka in Kansai? Land value has several indices — published price, standard price, rosenka and actual sale price — each used differently. The rosenka is the basis of inheritance / gift-tax valuation. In Osaka, Kyoto and Hyogo alike you can check it on the National Tax Agency's rosenka map and MLIT's published-price system.
The main land-value indices
"Land price" is not one number — several indices exist, with different issuers and uses.
| Index | Issuer / date | Main use |
|---|---|---|
| Published land price | MLIT · Jan 1 each year | Benchmark for ordinary land deals |
| Standard land price | Prefecture · Jul 1 each year | Complements the published price |
| Inheritance-tax rosenka | NTA · Jan 1 each year | Inheritance / gift-tax valuation (~80% of published price) |
| Fixed-asset value | Municipality · every 3 years | Basis of fixed-asset & city-planning tax |
| Actual sale price | — (real transactions) | What it actually sold for (can diverge from indices) |
The rosenka — basis of inheritance & gift tax
The rosenka is the per-㎡ value of standard land fronting a road, and it is the basis of inheritance / gift-tax valuation. The NTA's "rosenka and valuation-multiplier" map covers the whole country (Osaka, Kyoto, Hyogo too); the valuation guide is "rosenka × area" (with adjustments). If an heir lives abroad, see also selling & inheritance tax.
Worked example: a 100㎡ plot with a rosenka of ¥300,000/㎡ has an inheritance-tax valuation of about ¥300,000 × 100㎡ = ¥30 million (with shape adjustments). The tax is computed on that value — so checking the rosenka before you buy gives a rough read on the future inheritance tax.
Looking it up in Kansai (Osaka, Kyoto, Hyogo)
- Rosenka map (NTA) — nationwide; look up the rosenka by address in Osaka, Kyoto and Hyogo.
- Published / standard prices (MLIT search system) — point-by-point standard-land prices.
- Each city's planning info — check it together with the use district and FAR.
Kansai's main luxury residential districts (confirm prices on the published-price system)
Kansai's luxury districts span several prefectures. Confirm the actual price via the published-price / rosenka systems.
| Area | Prefecture | Character |
|---|---|---|
| Tezukayama, Uemachi Plateau, Kitabatake | Osaka | Osaka's top mansion districts (Osaka luxury districts) |
| Ashiya (Rokurokuso etc.) | Hyogo | One of Kansai's most prestigious areas |
| Nishinomiya (Shukugawa, Kurakuen) | Hyogo | Hanshin-kan modernism, sought-after |
| Kobe (Okamoto, Mikage) | Hyogo | Views and quiet |
| Shimogamo, Kitayama | Kyoto | Academic, scenic, historic value |
| Around Higashiyama | Kyoto | Landscape rules, scarcity |
How overseas owners use land price & rosenka
- Inheritance valuation — Japan-situs property is valued on the rosenka and is subject to inheritance tax even for heirs abroad.
- Purchase decisions — read price together with the use district to see "price and buildable size" (land capacity simulator).
- Specialists — valuation/tax to a tax accountant, registration to a judicial scrivener.
Common misconceptions
| Common myth | The correct view |
|---|---|
| "Land price is one number" | Published, standard, rosenka and actual prices all differ |
| "Rosenka = the sale price" | Rosenka is the inheritance-tax basis, ~80% of the published price |
| "Kansai = Osaka only" | Ashiya/Nishinomiya (Hyogo) and Shimogamo/Kitayama (Kyoto) are key too |
| "Living abroad means no inheritance tax" | Japan-situs property is rosenka-valued and taxed |
Land price and rosenka are the starting point for "what the land costs, and what you can build on it." From our Osaka base across Kansai, we read price, use district and FAR together and assess your buildable size and rough cost — free. Confirm valuation and tax with a tax accountant.
Find out how many m² you can build on a plot — free check.
Ask about buildability