Information as of 19 August 2026

This page is a relocation summary written by an advanced AI

It is not a personal opinion piece written by a human. An AI gathered official information published on the internet — municipal and national statistics, the Japan Meteorological Agency, railway companies, property portals — and rebuilt it into a form that someone considering a move can read and act on. Every figure carries a source link and the date it was checked, so please confirm anything that matters to you against the original document. Rules and prices change. Always check the latest information yourself before you sign anything.

Moving to Tokushima

Name: Relocation data for Tokushima (Tokushima City, Tokushima Prefecture)
Creator: CCN Machi-erabi
License: https://ijukeikaku.com/terms/

The eastern gateway of Shikoku, a town spread over the delta of the Yoshinogawa. Population 241,242, area 191.52 square kilometres — the smallest and the most densely populated of Shikoku’s prefectural capitals. 🔴 Its first distinguishing feature is how close the Kansai region is. Kobe-Sannomiya is 2 hr 30 min and ¥3,600 by express bus, and Osaka ¥4,100. Which is why Tokushima’s relocation grant has a "Kansai (Kyoto, Osaka, Hyogo)" category as well as a "Tokyo area" one — an unusual arrangement in Shikoku. And there are 5.3 days below 0℃ a year. That is a third of Tokyo’s (15.2) and the fewest of the four prefectural capitals of Shikoku. A town where the morning almost never drops below freezing.

To Kobe-Sannomiya

2 hr 30 min

express bus ¥3,600, 17 a day

Winter days

5.3 a year

Tokyo 15.2 / 0.0 days below freezing all day

City area

191.52km²

the smallest of Shikoku’s prefectural capitals

Homes for sale

75 listings

¥400,000– / median ¥12,800,000

Population

241,242 people

122,917 households, Reiwa 8 (2026), 8/1

Intensity 6-lower or above in 30 years

77.4%

At the city hall site, the Nankai Trough

Summer (August daily high)

32.3℃

Tokushima; 1.0℃ warmer than Tokyo

Winter (January daily low)

2.9℃

Tokushima; 1.7℃ warmer than Tokyo

♨ Hot springs and day baths6 🚐 RV parks

Hot springs and day baths: Aratae-no-yu, Kawauchi Onsen, Ai-Ai Onsen, Shinmachi Onsen, Otome-no-yu, Ebisu-no-yu / RV parks: RV Park Akuigawa Oasis
Sources: hot springs and day baths from OpenStreetMap (© OpenStreetMap contributors) (checked 2026-08-20) / RV parks from the Japan RV Association list of certified "Kuruma-tabi" RV parks (checked 2026-08-20). 🔴 Only what is there is listed — a town without them is not a lesser town.

Last verified 2026-08-19

CHAPTER 01First, what kind of place Tokushima is

The prefectural capital of Tokushima Prefecture. Population 241,242 in 122,917 households, area 191.52 square kilometres, 1,259.6 people per square kilometre. It has the smallest area of Shikoku’s four prefectural capitals (Matsuyama 429.35, Takamatsu 375.54, Kochi 309.00) and, in consequence, the highest density. Listings run from 0.4 metres to 59.7 metres above sea level, with a median of just 2.0 metres.

Kansai is closer here than anywhere else in ShikokuKobe-Sannomiya is 2 hr 30 min and ¥3,600 by express bus (17 a day), and Osaka-Umeda and Namba are ¥4,100 (26 departures a day from Tokushima). The Akashi Kaikyo Bridge and the Onaruto Bridge tie this town to Kansai. It shows up in the schemes too — Tokushima’s relocation grant has two categories: a "Tokyo area" one (¥600,000 single, ¥1,000,000 household) and a "Kansai (Kyoto, Osaka, Hyogo)" one (¥300,000 single, ¥500,000 household) (§14). The city has written "people moving from Kansai" into its scheme — something none of the other three Shikoku cities on this site does.

The morning almost never drops below freezingThere are 5.3 days below 0℃ a year. That is a third of Tokyo’s (15.2), against Takamatsu 13.2, Matsuyama 8.9 and Kochi 16.4 — the fewest of the four prefectural capitals of Shikoku. There are 0.0 days below freezing all day, and 2 cm of snowfall in a year. On the other hand, annual rainfall of 1,619.9 mm is almost the same as Tokyo (1,598.2 mm), and 4.6 days of extreme heat is much the same as Tokyo (4.8). "Tokyo’s rain and Tokyo’s heat, with a winter that is clearly milder" — that is Tokushima in figures (§6).

The town sits on the delta of the YoshinogawaThe median elevation of the 75 listings is 2.0 metres, and 56 (75%) are at or below 5 metres. The built-up area is a delta formed at the mouth of the Yoshinogawa, and the surface ground at the city hall point is AVS30 208 m/s delta and coastal lowland (§5). Bizan stands in the middle of the built-up area, and the land rises to its south and west (the west has a median of 8.2 m and a maximum of 59.7 m). Whether you choose the low-lying town or the housing along the hills is the first fork in the road here (§2, §5).

Sources: population, households, area and density fromTokushima City "Tokushima City of Population, Households" (Basic Resident Register, as of 1 August Reiwa 8; last updated 17 August 2026. The estimated population is 239,394 in 117,569 households) / the express buses fromTokushima Bus, "Kobe line" (117 km / 2 hr 30 min, Sannomiya ¥3,600, 17 services each way) andthe same, "Osaka line" (¥4,100, 26 departures from Tokushima) / the climate fromJapan Meteorological Agency normals (1991–2020, Tokushima) / the areas and climates of Matsuyama, Takamatsu and Kochi used for comparison come from the same sources as their pages on this site / elevations come from the coordinates of each of the same SUUMO 75 listings as in §2 / checked 2026-08-19

Map of Tokushima City

You can zoom and pan. The marker is Tokushima City Hall. The Yoshinogawa flows across the north, with the built-up area to its south. Bizan rises just southwest of JR Tokushima Station, and to the east the land runs from Okinosu out to the Kii Channel. North of the Yoshinogawa are Kawauchi and Ojin; to the south lie Hachiman, Katsura and Tsuda; to the west, Kuramoto, Kamihachiman and Kokufu.
Map: © OpenStreetMap contributors

What kind of town is Tokushima City?

The eastern gateway of Shikoku, a town spread over the delta of the Yoshinogawa. With 241,242 people and an area of 191.52 square kilometres, 🔴 it has the smallest area of Shikoku’s prefectural capitals and the highest density at 1,259.6 people per square kilometre. Kobe-Sannomiya is 2 hr 30 min and ¥3,600 by express bus — Kansai is closer here than from anywhere else in Shikoku.

CHAPTER 02Four areas, and life in each

We divide the city into 4. All 75 SUUMO listings were retrieved and counted. Medians run from ¥9,800,000 in the south (Hachiman, Katsura, Tsuda) to ¥15,900,000 in the north (Kawauchi and Ojin). The largest houses come up in the west (Kuramoto, Kamihachiman, Kokufu), with a median plot of 222 square metres and a median building of 133 square metres — and it is the only band that is also high up (median 8.2 metres).

Central (Tokushima Station, the foot of Bizan, Okinosu) — the most listings28 listings (¥2,500,000–80,000,000, median ¥14,240,000, 10 under ¥10,000,000). Elevation 0.5–3.3 m (median 1.3 m). Nearest stations: Awa-Tomida 12, Sako 7, Tokushima 5 — a band within walking distance of the JR stations. Median plot 143 m², median building 106 m², median year built 1986 (1966–2024). Tokushima Station, the Amico centre, the Bizan Ropeway and the Tokushima Castle ruins are all within walking distance, and the Awa Odori dance grounds are set up here too (§11). The city’s dearest listing at ¥80,000,000 is on Chuodori.
Suits = people who want to live without a car, or who take the express bus to Kansai (the bus stop is in front of Tokushima Station)
Watch out for = a median elevation of 1.3 metres. This is the band to open the tsunami and flood hazard maps for first (§5)

South (Hachiman, Katsura, Tsuda and Obara) — the most affordable20 listings (¥400,000–22,800,000, median ¥9,800,000, the lowest of the four, 12 under ¥10,000,000 = 60%). Elevation 0.9–51.6 m (median 2.1 m). Nearest stations: Bunkanomori 7, Jizobashi 5, Nikenya 3 — along the JR Mugi Line. Median plot 118 m², median building 89 m². The cheapest listing in the city at ¥400,000 (Tsudahon-cho) is here too, as is Tokushima Prefectural Bunkanomori Park.
Suits = people keeping the budget as low as possible, or commuting on the JR Mugi Line
Watch out for = a median year built of 1980, with 12 (60%) from 1981 or earlier — the oldest of the four. Check the earthquake resistance first

West (Kuramoto, Kamihachiman and Kokufu) — the largest, and the highest19 listings (¥1,800,000–39,800,000, median ¥13,980,000, 7 under ¥10,000,000). Elevation 2.7–59.7 m (median 8.2 m) — the only one of the four above the level of the town. Nearest stations: Bunkanomori 5, Akui 4, Ko 4, Kuramoto 3 (JR Tokushima Line). Median plot 222 m², median building 133 m², both the largest of the four. The prefecture’s two tertiary emergency hospitals, Tokushima Prefectural Central Hospital and Tokushima University Hospital, are both in this band (Kuramoto-cho) (§7).
Suits = people who want a big house and plot, or who count nearness to hospitals as a condition
Watch out for = Kokufu and Kamihachiman are away from the stations. Decide about the car first

North (Kawauchi and Ojin — north of the Yoshinogawa) — the newest8 listings (¥2,980,000–27,660,000, median ¥15,900,000, the highest of the four, 3 under ¥10,000,000). Elevation 0.4–3.0 m (median 1.8 m). Nearest stations: Yoshinari 5, Tokushima 2 (JR Kotoku Line). Median plot 173 m², median building 102 m², median year built 1991, the newest of the four. It lies north of the Yoshinogawa, close to the Tokushima and Aizumi interchanges on the Tokushima Expressway.
Suits = people who often take the expressway, or who want a newer house
Watch out for = there are only 8 listings. And one of them stands at 0.4 metres — look at the hazard maps for both the Yoshinogawa and the sea (§5)

Prices, counts, elevation, year built and plot size come from the listings below,SUUMOlisted75 listings (all), sorted into four by town name. Elevation is the value returned by the Geospatial Information Authority of Japan elevation API for the map coordinates on each listing page (all 75 listings by their own coordinates) / tertiary emergency care fromTokushima Prefecture, "Tertiary and secondary emergency medical institutions and institutions in the psychiatric emergency system" (PDF) (Prefectural Central Hospital and Tokushima University Hospital) / retrieved 19 August 2026 / checked 2026-08-19

Which part of Tokushima City should I live in?

It divides into four. Medians run from ¥9,800,000 in the south (Hachiman, Katsura, Tsuda) to ¥15,900,000 in the north (Kawauchi and Ojin). 🔴 The largest houses come up in the west (Kuramoto, Kamihachiman, Kokufu), with a median plot of 222 square metres and a median building of 133 square metres. It is also the only band that is high up (median 8.2 metres), and the prefecture’s two tertiary emergency hospitals are here as well.

CHAPTER 03Trains and cars — how you get around

In Tokushima the express bus is faster and cheaper than the train. Kobe-Sannomiya is 2 hr 30 min and ¥3,600 (17 a day), and Osaka-Umeda and Namba ¥4,100 (26 departures a day from Tokushima). By JR, Shin-Osaka takes 3 hr 19 min, costs ¥12,110 and needs 2 changes. 91% of the listings give a JR station as their nearest, but when you leave the city it is the bus that does the work.

Express buses (from in front of Tokushima Station)

Destination	Time	One way	Services and joint operators
Kobe-Sannomiya	2 hr 30 min	¥3,600	17 services each way (117 km). ¥2,880 with a 7-day advance fare; ¥3,300 as far as Kosoku-Maiko. Tokushima Bus, Shinki Bus, Hanshin Bus
Osaka-Umeda, Namba and USJ	3 hr–3 hr 43 min	¥4,100	26 departures from Tokushima, 25 from Osaka (up to 159 km). ¥3,280 with a 7-day advance fare. Tokushima Bus, Nankai Bus, Hankyu Kanko Bus, Hanshin Bus

JR (Tokushima from )

Destination	Time	Fare	Route
Okayama	2 hr 24 min	¥5,650	Uzushio limited express No. 6 (departs Tokushima 8:24, the first train from this station) → 1 change at Takamatsu / 146.3 km
Shin-Osaka	3 hr 19 min	¥12,110	2 changes / 322.8 km. The express bus (¥4,100) is cheaper, and the time is not very different
Takamatsu	67 min	—	Uzushio limited express, no change (the first leg of the Okayama route above)
Kochi	2 hr 30 min	¥6,360	Tsurugisan limited express No. 1 → 1 change / 156.7 km

Inside the city, three JR lines meet at Tokushima StationThe nearest transport for the 75 listings is the JR Mugi Line for 37, the JR Tokushima Line for 18, the JR Kotoku Line for 13, and a bus for 7 — 91% a JR station. There is no tram and no private railway; three JR lines simply converge on Tokushima Station, which makes it the clearest arrangement among Shikoku’s four prefectural capitals. Each district has its own line, too: the south the Mugi Line (Bunkanomori, Jizobashi), the west the Tokushima Line (Akui, Ko, Kuramoto), the north the Kotoku Line (Yoshinari) (§2). Which line you ride is which district you live in.

By car, the town is joined to Honshu by bridgesThe Akashi Kaikyo Bridge and the Onaruto Bridge connect Tokushima to Honshu by road. The sheer number of express buses exists because of those two bridges. The north (Kawauchi and Ojin) is close to the interchanges on the Tokushima Expressway (§2). If getting to Kansai by car matters, that points you north of the Yoshinogawa. ¥12,110 to Shin-Osaka by JR, or ¥4,100 by bus — that gap is the premise of living in Tokushima.

Sources: the express buses fromTokushima Bus, "Kobe line" (117 km / 2 hr 30 min, Sannomiya ¥3,600, ¥2,880 with a 7-day advance fare, Kosoku-Maiko ¥3,300, 17 services each way, Tokushima Bus / Shinki Bus / Hanshin Bus) andthe same, "Osaka line" (up to 159 km / 3 hr to 3 hr 43 min, ¥4,100, ¥3,280 with a 7-day advance fare, 26 departures from Tokushima / 25 from Osaka, Tokushima Bus / Nankai Bus / Hankyu Kanko Bus / Hanshin Bus) / JR times, fares and changes fromJR West official timetable and fare search (searched for a departure at 8:00 on 20 August 2026) / the breakdown of nearest stations is from the SUUMO 75 listings below / checked 2026-08-19

✈ Airports

The nearest is Tokushima Airfield (a shared civil-military airport), about 12.5 km in a straight line. Next is Takamatsu Airport (about 50.8 km in a straight line). 🔴 These are straight-line distances. They are neither road distance nor journey time — check how to get there in each operator’s timetable.

🛣 Expressway junctions

This area has 4 entrances (interchanges and junctions).
The Shikoku Odan Expressway = Tokushima JCT, Tokushima-Okinosu, Tokushima-Tsuda
The Shikoku Jukan Expressway = Tokushima

Sources: airports fromNational Land Numerical Information, "Airports", FY2021 edition (category names followthe MLIT list of airports ) / expressway junctions fromthe same, "Expressways time series", 2025 edition, current data only (what is open today). Both were overlaid onthe same, "Administrative boundaries", 2026and judged by machine to fall inside this area / verified 2026-08-21

How long does it take from Tokushima to Kansai?

🔴 The express bus does the work. Kobe-Sannomiya is 2 hr 30 min and ¥3,600 (17 a day), and Osaka-Umeda and Namba ¥4,100 (26 departures a day from Tokushima). By JR, Shin-Osaka is 3 hr 19 min, ¥12,110 and 2 changes, so the bus is cheaper and not much slower. Okayama is 2 hr 24 min and ¥5,650 on the JR Uzushio limited express.

CHAPTER 04Homes actually on the market right now

SUUMO lists 75 properties, and all 75 were taken in and counted. From ¥400,000 to ¥80,000,000, median ¥12,800,000. 32 (43%) are under ¥10,000,000, 10 under ¥5,000,000, and 56 (75%) under ¥20,000,000. The median plot is 169 square metres (about 51 tsubo) and the median building 100 square metres. The median year built is 1986, with 32 (43%) from 1981 or earlier.

Sort

"Nearest the station first" converts everything to minutes — a walk of ◯ min, ◯ min by bus plus ◯ min from the stop, ◯ km by car (reckoned at 30 km/h) — and compares those. Listings with no such information always appear last, whatever the sort.

Tsudahon-cho 4-3-74¥400,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 54 m² (16 tsubo) / Building 55 m² (17 tsubo) / built 1976 / Awa-Tomida Sta. bus 15 min+7 min walk2 photos →

Hachiman-cho 宮ノ谷79-5, 76-12 property photo

Hachiman-cho 宮ノ谷79-5, 76-12¥500,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 10 m / Land 103 m² (31 tsubo) / Building 71 m² (22 tsubo) / built 1979 / Bunkanomori Sta. bus 8 min+7 min walk8 photos →

Minamisho-machi 1¥1,800,000West (Kuramoto, Kamihachiman and Kokufu)Elev. approx. 0 m / Land 134 m² (41 tsubo) / Building 61 m² (18 tsubo) / built 1970 / Kuramoto Sta. 16 min walk7 photos →

Kamisuketo-cho 蛭子¥2,500,000Central (Tokushima Station, the foot of Bizan, Okinosu)Elev. approx. 0 m / Land 45 m² (14 tsubo) / Building 59 m² (18 tsubo) / built 1973 / Sako Sta. 30 min walk1 photos →

Ojin-cho Furukawa 高良¥2,980,000North (Kawauchi and Ojin — north of the Yoshinogawa)Elev. approx. 0 m / Land 176 m² (53 tsubo) / Building 104 m² (31 tsubo) / built 1979 / 中原 bus stop 5 min walk10 photos →

Hachiman-cho 柿谷¥3,800,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 111 m² (34 tsubo) / Building 91 m² (28 tsubo) / built 1978 / Bunkanomori Sta. 27 min walk10 photos →

Nyuta-cho 神ノ池¥3,800,000West (Kuramoto, Kamihachiman and Kokufu)Elev. approx. 20 m / Land 204 m² (62 tsubo) / Building 83 m² (25 tsubo) / built 1978 / Ishii Sta. 93 min walk7 photos →

Hachiman-cho 橋本¥3,900,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 132 m² (40 tsubo) / Building 77 m² (23 tsubo) / built 1978 / Bunkanomori Sta. 13 min walk6 photos →

Sho-machi 5¥5,000,000West (Kuramoto, Kamihachiman and Kokufu)Elev. approx. 0 m / Land 137 m² (41 tsubo) / Building 60 m² (18 tsubo) / built 1968 / Akui Sta. 7 min walk10 photos →

Sumiyoshi 6¥5,000,000Central (Tokushima Station, the foot of Bizan, Okinosu)Elev. approx. 0 m / Land 76 m² (23 tsubo) / Building 59 m² (18 tsubo) / built 1978 / Awa-Tomida Sta. 46 min walk9 photos →

Minamiokinosu 1¥6,000,000Central (Tokushima Station, the foot of Bizan, Okinosu)Elev. approx. 0 m / Land 100 m² (30 tsubo) / Building 91 m² (28 tsubo) / built 1987 / Awa-Tomida Sta. 49 min walk10 photos →

Obara-cho 余慶38-33¥6,000,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 203 m² (61 tsubo) / Building 61 m² (18 tsubo) / built 1967 / Chuden Sta. 32 min walk7 photos →

Hachiman-cho 下福万¥6,500,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 234 m² (71 tsubo) / Building 105 m² (32 tsubo) / built 1993 / Nikenya Sta. 31 min walk10 photos →

Kitashimada-cho 1¥6,700,000West (Kuramoto, Kamihachiman and Kokufu)Elev. approx. 0 m / Land 169 m² (51 tsubo) / Building 84 m² (25 tsubo) / built 1982 / Kuramoto Sta. 19 min walk2 photos →

Tsudahon-cho 4¥7,000,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 113 m² (34 tsubo) / Building 79 m² (24 tsubo) / built 1975 / Awa-Tomida Sta. 49 min walk10 photos →

Kamihachiman-cho Nishiyama property photo

Kamihachiman-cho Nishiyama¥7,380,000West (Kuramoto, Kamihachiman and Kokufu)Elev. approx. 60 m / Land 169 m² (51 tsubo) / Building 108 m² (33 tsubo) / built 1994 / しらさぎ台プラザ前 bus stop 2 min walk10 photos →

Yamashiro-cho 東浜傍示¥7,700,000South (Hachiman, Katsura, Tsuda and Obara)Elev. approx. 0 m / Land 93 m² (28 tsubo) / Building 88 m² (27 tsubo) / built 1979 / Nikenya Sta. 21 min walk9 photos →

Kitaokinosu 4¥7,800,000Central (Tokushima Station, the foot of Bizan, Okinosu)Elev. approx. 0 m / Land 101 m² (31 tsubo) / Building 95 m² (29 tsubo) / built 1993 / Tokushima Sta., 5.0km10 photos →

Kawauchi-cho 金岡14-6¥7,800,000North (Kawauchi and Ojin — north of the Yoshinogawa)Elev. approx. 0 m / Land 200 m² (61 tsubo) / Building 96 m² (29 tsubo) / built 1976 / Tokushima Sta. 54 min walk5 photos →

Minamisuehiro-cho¥8,000,000Central (Tokushima Station, the foot of Bizan, Okinosu)Elev. approx. 0 m / Land 100 m² (30 tsubo) / Building 107 m² (32 tsubo) / built 1980 / Awa-Tomida Sta. 35 min walk3 photos →

The photographs are the images carried on SUUMO. They disappear once a listing ends. Check the real condition of a property on site.

See all 75 on SUUMO →

The first thing to know is how few properties there are75 — that is 1 for every 3,217 people. Set beside the other prefectural capitals of Shikoku: Kochi 823 (1 per 373 people), Matsuyama 732, Takamatsu 307. Tokushima has listings at a ninth of Kochi’s density. Take it as a market where you have to wait. Put the other way round, you will have few rivals when you sell (§9). When something you like appears, move quickly.

Read the years built against 1986The median year built is 1986, and 32 (43%) date from 1981 or earlier — a high proportion even among the towns on this site. The highest by district is 60% in the south, the lowest around 38% in the north and west (§2). The earthquake code changed in June 1981, so for anything older you plan on a seismic survey and, if needed, retrofitting. On ground with a 77.4% chance of shindo 6-lower or above in 30 years (§5), it is realistic to budget for that from the start.

Sorting the list shows you the shape of this cityEvery listing here carries its own elevation. The median of the 75 is 2.0 metres, and 56 (75%) are at or below 5 metres. Sort by "highest elevation" and only the west (Kuramoto, Kamihachiman, Kokufu) rises to the top (§2). Sort by elevation first, see where you are actually looking, and then look at the prices. In this city that is also the order in which to open the tsunami and flood hazard maps (§5).

Sources: taken from SUUMO, "Second-hand detached houses in Tokushima City" (all 75 of the listings retrieved, as of 2026-08-19). Prices, year built, address and nearest station are as given on each listing page; elevation is the map coordinates on the listing page put through the Geospatial Information Authority elevation API.Listings change from day to day.check the latest on each listing page / the counts for the cities compared are worked out the same way as on their own pages on this site / checked 2026-08-19

The city also has a vacant house bank

Tokushima City takes part in the Ministry of Land, Infrastructure, Transport and Tourism "nationwide vacant home and land bank" (At Home). As of 19 August 2026 there is 1 registration — ¥9,900,000 in Myodo-cho 3-chome (6DK, plot 194 m², building 162.55 m², built 1973, 7 min by car from Akui Station on the JR Tokushima Line). With one registration, the way in is really the 75 private listings above. Even so, bank properties are often priced lower, and are worth a look if you are planning to renovate. Registrations come and go, so look in from time to time.

Akiya bank — 1 listings

This is every house for sale registered on the at-home municipal vacant-home bank — 1 in all (as checked on 19 August 2026).Cheapest first order.
See all 1 vacant-home bank listing in this town →

Tokushima City Myodo-cho 3-chome¥9,900,000

Land 194 m² (59 tsubo) / Building 163 m² (49 tsubo) /built 1973／6DK
JR the Tokushima Line Akui Sta. / by car7 minAkiya bank of View listing →

What is the cheapest house you can buy in Tokushima City?

SUUMO lists 75 properties and all of them were retrieved. From ¥400,000 to ¥80,000,000, median ¥12,800,000, with 32 (43%) under ¥10,000,000 and 10 under ¥5,000,000. The median plot is 169 square metres, and the median year built is 1986, with 32 (43%) from 1981 or earlier. 🔴 That there are only 75 properties is the first thing to know about this city.

CHAPTER 05Is the ground safe?

Is this town inside a national earthquake-preparedness zone?

For each major earthquake, national law designates the areas where preparation is to be advanced. Whether a town is designated tells you directly how the national government views the shaking and tsunami expected there.

Nankai Trough Earthquake Disaster Prevention Promotion Area	Designated
Tokyo Inland Earthquake Emergency Measures Area	Not covered (the whole of Tokushima Prefecture is outside the scheme)
Japan Trench / Kuril Trench Earthquake Disaster Prevention Promotion Area	Not covered (the whole of Tokushima Prefecture is outside the scheme)
Shaking of intensity 6-lower or above within 30 years	77.4% (56.9% for shindo 6-upper or above) At the Tokushima City Hall point. Surface ground: AVS30 208 m/s, delta and coastal lowland

This probability is the figure for the single 250 m grid square in which city hall stands. Tokushima City Hall stands ondelta and coastal lowland (AVS30 208 m/s), and the 77.4% above is the value at that point. Even inside Tokushima it changes a great deal between the low ground along the rivers and the terraces. When a listing interests you, look it up by its street address.Enter an address on the J-SHIS map and it shows the probability and the ground for that 250-metre mesh.

Look up an address on J-SHIS → Designations from the Cabinet Office list of designated municipalities (Nankai Trough Earthquake Disaster Prevention Promotion Area／Tokyo Inland Earthquake Emergency Measures Area／Japan Trench / Kuril Trench Earthquake Disaster Prevention Promotion Area ) / probability and surface ground from theNational Research Institute for Earth Science and Disaster Resilience, J-SHIS earthquake hazard information API (2024 edition, average case, all earthquakes), queried at the coordinates of city hall / checked 2026-08-19

The first thing to look at in this town is elevation

The median elevation of the 75 listings is 2.0 metres, with 56 (75%) at or below 5 metres and 64 (85%) at or below 10 metres. The built-up area stands on a delta formed at the mouth of the Yoshinogawa, and the surface ground at the city hall point is AVS30 208 m/s delta and coastal lowland. By district, the median elevation is 1.3 metres in the centre, 1.8 in the north and 2.1 in the south — three of the four are around 2 metres. Only the west (Kuramoto, Kamihachiman, Kokufu) has a median of 8.2 metres and a maximum of 59.7 (§2). It is not that everywhere is low; it is that the land rises as you go west — the geography here is that plain.

Open the hazard map by street address before you view. Tokushima City isdesignated a Nankai Trough earthquake disaster-management promotion area, and at the city hall pointthe chance of shindo 6-lower or above in 30 years is 77.4%, and 56.9% for 6-upper or above. The city publishesdisaster prevention map asan earthquake and tsunami evacuation support map、flood hazard maps river by river (the Yoshinogawa, Imagiregawa, Katsuuragawa, Akuigawa, Sonosegawa and Iigawa)、a landslide hazard map, andhazard maps by district. In particular,the north (Kawauchi and Ojin) is on the north bank of the Yoshinogawa, and a listing at 0.4 metres is there too (§2). The elevation of each listing is visible at a glance if you sort this list by lowest or highest ground (§4). On top of that, check the exact address on the city’s hazard maps.

Disaster map (Tokushima City) → Earthquake and tsunami evacuation support map (Tokushima City) → Look up an address on J-SHIS →

Sources: probability and surface ground fromNational Research Institute for Earth Science and Disaster Resilience, J-SHIS (the 250 m mesh containing city hall at 34.07028 / 134.55472) / the designation from the Cabinet Office"Nankai Trough Earthquake Disaster Prevention Promotion Areas" / elevations come from the coordinates of each of the same SUUMO 75 listings as in §2 / checked 2026-08-19

Is the earthquake and tsunami risk high in Tokushima?

It is designated a Nankai Trough earthquake disaster-management promotion area. At the city hall point the chance in 30 years is 77.4% for shindo 6-lower or above and 56.9% for 6-upper or above (AVS30 208 m/s delta and coastal lowland). 🔴 The median elevation of the 75 listings is 2.0 metres, and 56 (75%) are at or below 5 metres. The city publishes an earthquake and tsunami evacuation support map and flood hazard maps river by river.

CHAPTER 06What summer and winter are like

Tokushima has the mildest winter of Shikoku’s four prefectural capitals. There are 5.3 days below 0℃ a year — a third of Tokyo’s (15.2), and fewer than Takamatsu 13.2, Matsuyama 8.9 or Kochi 16.4. 0.0 days below freezing all day, and 2 cm of snowfall in a year. In exchange, annual rainfall of 1,619.9 mm and 4.6 days of extreme heat are both much the same as Tokyo.

Tokushima

Japan Meteorological Agency, Tokushima Local Meteorological Office

Mean annual temperature16.8℃

August daily high32.3℃

January daily low2.9℃

Annual rainfall1,619.9 mm

Tokyo

Japan Meteorological Agency, Tokyo station

Annual mean15.8°C

August daily maximum31.3°C

January daily minimum1.2°C

Annual rainfall1,598.2 mm

The twelve months of temperature, set out as they are

The left end of each bar is the average daily minimum for that month and the right end the average daily maximum (Tokushima, the 30-year average for 1991–2020).

month 1

2.9〜10.0℃

month 2

3.1〜10.8℃

month 3

5.8〜14.3℃

month 4

10.6〜19.6℃

month 5

15.6〜24.0℃

month 6

19.8〜26.8℃

month 7

23.9〜30.6℃

month 8

24.9〜32.3℃

month 9

21.6〜28.5℃

month 10

15.9〜23.1℃

month 11

10.1〜17.7℃

month 12

5.2〜12.5℃

-2℃11℃24℃37℃

29.3 days / 5.3 days

29.3 tropical nights (Tokyo 17.8) and 5.3 days below 0℃ (Tokyo 15.2).
These are the figures for how summer nights and winter mornings compare with Tokyo

Days per year	Tokushima	Tokyo
Tropical nights minimum 25°C or above	29.3 days	17.8 days
Days above 35°C maximum 35°C or above	4.6 days	4.8 days
Days above 30°C maximum 30°C or above	60.0 days	52.1 days
Frost days minimum below 0°C	5.3 days	15.2 days
Days below freezing all day maximum below 0°C	0.0 days	0.0 days

For snow, the annual total is 2 cm and the normal maximum snow depth is 1 cm.

Source:Japan Meteorological Agency, normals for Tokushima (by month) /the same, day counts by class (view=a2)／the same, Tokyo (all 30-year averages for 1991–2020) / verified 2026-08-14

Item	Tokushima (normals)	What it means for daily life
Annual mean temperature	16.8℃	Mean daily high 20.9℃ / mean daily low 13.3℃. 1.0℃ warmer than Tokyo
Summer (August daily high)	32.3℃	4.6 days of extreme heat (Tokyo 4.8), 60.0 midsummer days and 29.3 tropical nights (Tokyo 17.8)
Winter (January daily low)	2.9℃	5.3 days below 0℃ (Tokyo 15.2), 0.0 days below freezing all day, 2 cm of snowfall in a year and a maximum snow depth of 1 cm
Annual rainfall	1,619.9mm	Much the same as Tokyo (1,598.2 mm). September 271.2 mm, January 41.9 mm. It concentrates in the typhoon months of September and October

What 5.3 days below 0℃ meansThe morning drops below freezing only 5 days a year. Tokyo has 15.2, Takamatsu 13.2, Matsuyama 8.9 and Kochi 16.4 — the fewest of the four Shikoku cities on this site. There are 0.0 days below freezing all day, so in a normal year the temperature never stays below zero. Snowfall totals 2 cm a year, with a maximum depth of 1 cm. On the flat you need neither a snow shovel nor winter tyres. Protecting the pipes from freezing takes less than it does in Tokyo. That tells on both the heating bill and the work of a winter morning.

Summer and rain are much the same as Tokyo4.6 days of extreme heat (Tokyo 4.8) and annual rainfall of 1,619.9 mm (Tokyo 1,598.2 mm) — neither is much different from Tokyo. The assumption that "the south is hot and wet" does not hold for Tokushima. But tropical nights number 29.3, 1.7 times Tokyo’s (17.8). Temperatures are slow to fall at night here. Rain concentrates in the typhoon season: 271.2 mm in September and 199.5 mm in October. Check the roof and the gutters before summer.

Conditions differ between the hills and the plainListings run from 0.4 metres to 59.7 metres. Only the west (Kuramoto, Kamihachiman, Kokufu) has a median of 8.2 metres, and above it stand Bizan and the hills that run west from it (§2). That difference in height is not yet enough to change the climate much, but the chill of the morning and the way the wind moves do change. Take the figure of 5.3 days below 0℃ as a value for the built-up area (the meteorological office).

Sources: temperatures, day counts, rainfall and snow from Japan Meteorological Agency, "Tokushima (normals, 1991–2020)" (mean annual 16.8℃ / August daily high 32.3℃ / January daily low 2.9℃ / annual rainfall 1,619.9 mm / 4.6 days of extreme heat, 60.0 midsummer days, 132.3 summer days, 29.3 tropical nights, 5.3 days below 0℃, 0.0 days below freezing all day / 2 cm of snowfall a year, maximum snow depth 1 cm) / the Tokyo figures from the same"Tokyo" / the figures for Takamatsu, Matsuyama and Kochi are the same Japan Meteorological Agency normals used on their pages on this site / checked 2026-08-19

Are summers hot and winters cold in Tokushima City?

🔴 There are 5.3 days below 0℃ a year — a third of Tokyo’s (15.2), fewer than Takamatsu 13.2, Matsuyama 8.9 or Kochi 16.4, the mildest of Shikoku’s four prefectural capitals. There are 0.0 days below freezing all day and 2 cm of snowfall a year. On the other hand annual rainfall of 1,619.9 mm and 4.6 days of extreme heat are both much the same as Tokyo, and tropical nights, at 29.3, are 1.7 times Tokyo’s.

CHAPTER 07Shops, hospitals, schools

Tokushima Prefecture has two tertiary emergency hospitals — and both are in Kuramoto, in Tokushima City. They are Tokushima Prefectural Central Hospital and Tokushima University Hospital. The prefectural hospital is the base hospital for the doctor helicopter, and the city writes that it covers "the whole of Tokushima Prefecture, western Wakayama Prefecture and the whole of Awaji Island". Schools: 30 municipal primary schools (10,759 pupils) and 15 junior high schools (5,330 pupils). Children’s medical costs are subsidised to the end of high school.

Item	Tokushima City	Detail
Tertiary emergency care	2 hospitals	Tokushima Prefectural Central Hospital and Tokushima University Hospital. Both are in Kuramoto-cho, the band called "the west" in §2
Doctor-helicopter	Base hospital	The prefectural hospital has flown since October Heisei 24 (the 36th in the country). It covers the whole of Tokushima Prefecture, western Wakayama Prefecture and the whole of Awaji Island
Municipal primary schools	30 schools	10,759 pupils in 546 classes (as of 1 May Reiwa 8)
Municipal lower-secondary schools	15 schools	5,330 pupils in 227 classes (same date)
Children's medical costs	To the end of high school	Until the first 31 March after the 18th birthday. Nothing to pay for ages 0 to 2, or for inpatient care and dispensing pharmacies; for outpatient care from age 3, ¥600 per month per medical institution

The centre of the prefecture’s medicine sits inside a residential districtTokushima Prefecture’s tertiary emergency institutions are the Prefectural Central Hospital and Tokushima University Hospital, and both are in Kuramoto-cho, Tokushima City — the band called the west (Kuramoto, Kamihachiman, Kokufu) in §2. That west band has the largest median plot and building of the four, at 222 m² and 133 m², and the highest median elevation at 8.2 metres (§2). "Large, high up, and close to the hospitals" — if you are stacking conditions in Tokushima, this is where you start looking.

Children’s medical costs are covered to the end of high schoolUntil 31 December Reiwa 5 it ran to the end of junior high school; now it reaches the first 31 March after the 18th birthday. Ages 0 to 2 pay nothing, inpatient care and dispensing pharmacies are free, and only outpatient care from age 3 costs ¥600 per month per medical institution. For comparison on this site, Kochi City runs to the end of junior high. For a family with children, that difference tells every year.

The size of the schools30 municipal primary schools with 10,759 pupils and 15 municipal junior high schools with 5,330 pupils (as of 1 May Reiwa 8). For a city of 241,242 people, that makes for relatively large schools. District names double as school names (Uchimachi, Shinmachi, Sako, Tomida, Fukushima, Joto, Suketo, Tsuda, Showa, Okinosu, Kamona, Hachiman, Kamihachiman, Ichinomiya, Nyuta, Kawauchi-Kita, Kawauchi-Minami, Ojin, Kokufu and others), so you can usually guess the school from a property’s address. Check the catchments on the city’s list.

Sources: tertiary emergency institutions fromTokushima Prefecture, "Tertiary and secondary emergency medical institutions and institutions in the psychiatric emergency system" (PDF) / the doctor helicopter fromTokushima Prefectural Central Hospital, "Emergency and Critical Care Centre" (flying since 9 October Heisei 24, the 36th base hospital in the country, covering the whole of Tokushima Prefecture, western Wakayama Prefecture and the whole of Awaji Island) / schools fromTokushima City, "Pupil numbers and class numbers at municipal primary and junior high schools", the Reiwa 8 PDF (as of 1 May Reiwa 8) / children’s medical costs fromTokushima City, "Details of the children’s medical expenses subsidy"/ Verified 2026-08-19

What are healthcare and schools like in Tokushima City?

🔴 Tokushima Prefecture’s two tertiary emergency hospitals are Tokushima Prefectural Central Hospital and Tokushima University Hospital, and both are in Kuramoto-cho in Tokushima City. The prefectural hospital is the base hospital for the doctor helicopter (the 36th in the country, covering the whole of Tokushima Prefecture, western Wakayama Prefecture and the whole of Awaji Island). Schools: 30 municipal primary (10,759 pupils) and 15 junior high (5,330 pupils). Children’s medical costs are subsidised to the end of high school (only outpatient care from age 3 costs ¥600 per month per institution).

CHAPTER 08What it costs you every year after you buy

Water and sewerage in Tokushima are read every 2 months. On the standard tariff, 40 cubic metres over 2 months comes to ¥11,020 (water ¥4,728 + sewerage ¥6,292, tax included), and 20 cubic metres over 2 months to ¥5,960. To that is added a meter charge (2 months, 13 mm) of ¥146. The sewerage charge was revised on 1 April Reiwa 8.

Use over two months	Water	Sewerage	Total (meter charge not included)
20 m³ (a rough guide for 1–2 people)	¥1,868	¥4,092	¥5,960
40 m³ (a rough guide for 3–4 people)	¥4,728	¥6,292	¥11,020

How the charge is built upWater is a standing charge of ¥1,296 (0–16 m³) plus ¥143/m³ for 17–40 m³, ¥178/m³ for 41–60 m³ and ¥224/m³ above 61 m³. Sewerage is a standing charge of ¥2,420 plus ¥77/m³ for 1–16 m³, ¥110/m³ for 17–40 m³ and ¥143/m³ for 41–60 m³, in steps (all per 2 months, tax included). The meter charge is ¥146 for a 13 mm meter and ¥166 for 20 mm (per 2 months). Check the meter size of a property before you sign, and the budget will not slip.

Set beside the other cities on this siteLined up on 40 m³ over 2 months, Tokushima’s ¥11,020 is much the same as Kurashiki ¥11,251 and Kochi ¥11,470, cheaper than Matsuyama ¥13,110, and dearer than Takarazuka ¥9,460, Suita ¥8,630 and Amagasaki ¥8,533. The sewerage charge was revised on 1 April Reiwa 8. Older tariff tables (applied from 1 October Reiwa 4) are still online, so make sure you are looking at the "revised 1 April Reiwa 8" ready-reckoner.

Source:Tokushima City Waterworks and Sewerage Bureau, "Notice of the sewerage charge revision (1 April Reiwa 8)"of"(Revised 1 April Reiwa 8) Standard tariff: ready-reckoner for water and sewerage charges (2 months)" (PDF) (20 m³ ¥5,960 / 40 m³ ¥11,020, tax included / standing charges and unit rates / meter charge 13 mm ¥146, 20 mm ¥166) / the amounts for the cities compared use the same basis as their pages on this site (40 m³ over 2 months) / checked 2026-08-19

What do water and sewerage cost in Tokushima City?

On the standard tariff, 40 cubic metres over 2 months comes to ¥11,020 (water ¥4,728 + sewerage ¥6,292, tax included), and 20 cubic metres over 2 months to ¥5,960. A meter charge (2 months, 13 mm) of ¥146 is added. 🔴 The sewerage charge was revised on 1 April Reiwa 8, so take care not to read an older tariff table (applied from 1 October Reiwa 4).

CHAPTER 09What happens when you want to sell

There are only 75 second-hand detached houses on SUUMO in Tokushima. Against a population of 241,242 that is 1 for every 3,217 people — a ninth of the density of Kochi (823 listings, 1 per 373 people), another Shikoku prefectural capital. Treat it as a market where you wait, to buy and to sell. Land prices are ¥73,800/m² for residential land, 0.0% year on year — flat, within a prefecture that is falling (−0.5%).

What to look at	Tokushima City in practice
How thin the market is	SUUMO 75 plus 1 on the vacant-home bank. 1 for every 3,217 people. Among Shikoku’s prefectural capitals, Kochi has 823, Matsuyama 732 and Takamatsu 307 — Tokushima alone is an order of magnitude apart
Price band	¥400,000–80,000,000, median ¥12,800,000 (all 75). 32 (43%) under ¥10,000,000 and 56 (75%) under ¥20,000,000
Land prices	Residential land ¥73,800/m², 0.0% year on year (flat). Commercial ¥147,700/m² (+0.3%); industrial ¥26,400/m² (+2.8%). Tokushima Prefecture as a whole is ¥48,300/m², −0.5%
Difference by district	Medians run from ¥9,800,000 in the south to ¥15,900,000 in the north (§2). But the north has 8 listings and the west 19 — narrow it to a district and there is even less to choose from
The pool of buyers	241,242 people. And with express buses reaching Kobe in 2 hr 30 min and Osaka in a little over 3 hours (§3), buyers from Kansai are in view as well

"Few" cuts both waysBuying, there is little to choose from. Selling, there are few rivals. The figure of 75 means both at once. Against the other prefectural capitals of Shikoku it is a ninth of Kochi, a tenth of Matsuyama and a quarter of Takamatsu. The population is eight-tenths of Kochi’s, yet the houses on the market are a tenth — it reads as a market where owned homes go on being owned. So when something appears, it goes quickly. Have your viewing arrangements ready in advance.

Land prices are flat; only industrial land is risingResidential 0.0%, commercial +0.3%, and industrial +2.8%. While Tokushima Prefecture as a whole is at −0.5% for residential land, the city is holding level. On residential levels, Matsuyama ¥95,600/m² > Kochi ¥75,200/m² > Tokushima ¥73,800/m² > Takamatsu ¥64,500/m² — the middle of the four Shikoku cities. The conditions that told when you bought (station, elevation, school) will tell again when you sell.

Sources: land prices fromMinistry of Land, Infrastructure, Transport and Tourism, official land price survey (Reiwa 8), average prices and year-on-year change by municipality (PDF), the rows for Tokushima Prefecture and Tokushima City (compiled by the Land Information Center) / the land prices for Matsuyama, Kochi and Takamatsu used for comparison are rows in the same PDF / counts and medians are from the same SUUMO 75 as in §4 / population as in §10 / checked 2026-08-19

Will the house I buy sell when I want to sell it?

🔴 SUUMO lists 75 — 1 for every 3,217 people, a ninth of the density of Kochi (823 listings, 1 per 373 people), another Shikoku prefectural capital. Little to choose from when you buy, few rivals when you sell. Land prices are ¥73,800/m² for residential land, 0.0% year on year, holding level within a prefecture that is falling (−0.5%).

CHAPTER 10Who lives here, and how many

Tokushima City has 241,242 people in 122,917 households (Basic Resident Register, 1 August Reiwa 8). That is 1.96 people per household, at a density of 1,259.6 people per square kilometre. The estimated population is 239,394 in 117,569 households (calculated from the preliminary figures of the Reiwa 7 census).

1,259.6 people/km²

Density. The highest of Shikoku’s prefectural capitals (Takamatsu about 1,107, Kochi about 993). Its area of 191.52 km² is the smallest of the four

A small city, densely lived inIts 191.52 km² is the smallest against Matsuyama 429.35, Takamatsu 375.54 and Kochi 309.00, and its density of 1,259.6 people/km² the highest of the four. That is because most of the city is the delta of the Yoshinogawa and the plain to its south (§1). A compact prefectural capital — that is the shape of Tokushima. City hall, Tokushima Station, the Amico centre, Bizan, the Tokushima Castle ruins and the Awa Odori dance grounds are all within walking distance of one another (§2, §11).

A city with more women than menThe Basic Resident Register (1 August Reiwa 8) gives 114,802 men and 126,440 women — 11,638 more women. There are 1.96 people per household, below two. A make-up dominated by one- and two-person households goes with the scale of the listings: a median plot of 169 m² and a median building of 100 m² (§4). If you want a large house, you look at the west (plot 222 m², building 133 m²) (§2).

What it means that Kansai is closeTokushima’s relocation grant has a "Kansai (Kyoto, Osaka, Hyogo)" category as well as a "Tokyo area" one (§14). It is for people who lived and worked in the Kansai area for a total of 5 years or more within the last 10. The city has built its scheme on the assumption that people come from Kansai — 2 hr 30 min and ¥3,600 to Kobe by express bus (§3) turned into a policy. Moving while keeping your business in Kansai is a realistic choice here.

Sources: population, households, area and density fromTokushima City "Tokushima City of Population, Households" (Basic Resident Register, as of 1 August Reiwa 8; last updated 17 August 2026) / the areas and densities of Matsuyama, Takamatsu and Kochi used for comparison come from the same sources as their pages on this site / checked 2026-08-19

Share of foreign residents

1.38%national average 3.26%

Of the 242,618 people living in Tokushima City, 3,337 are foreign residents. That is below the national average (3.26%).
Nationwide, foreign residents are 3.26% of the total population (4,031,159 out of 123,767,642). 34 municipalities are above 10%.

Source: calculated by this site from the municipality-level tables of the Ministry of Internal Affairs and Communications, "Population, population change and households based on the Basic Resident Register" (as of 1 January Reiwa 8, published 2026-07-29). The ministry's publication page / verified 2026-08-17

What is happening to Tokushima City's population?

241,242 people in 122,917 households (Basic Resident Register, 1 August Reiwa 8; the estimated population is 239,394). That is 1.96 people per household, at a density of 1,259.6 people per square kilometre — the highest of Shikoku’s prefectural capitals (Takamatsu about 1,107, Kochi about 993). With 114,802 men and 126,440 women, there are 11,638 more women.

CHAPTER 11Community life and the year's events

The Tokushima year turns on four days in August. The city writes that the Awa Odori is "said to have more than 400 years of history", and from 11 to 15 August each year more than a million visitors from Japan and abroad come. A town of 241,242 people receives more than four times that number — that is summer here.

The Awa Odori is something you dance, not something you watchThe city writes that it is "said to have more than 400 years of history". From 11 to 15 August each year, dance grounds are set up across the town and groups called ren perform. There are company ren, university ren and neighbourhood ren, and you can join after you move. There is also the "niwaka-ren", which anyone can join on the spot. As a way of joining the local circle right after moving in, it is among the plainest on this site.

The dance grounds are right where you liveThe dance grounds stand in the town centre, within walking distance of Tokushima Station ("central" in §2). More than a million visitors also means that for those four days life in the centre is not what it usually is. Accommodation, parking and the roads are all in another state for the duration. If you are considering a property in the centre, ask a local what 11 to 15 August looks like around that house. How to enjoy it, and how to prepare for it, are things the residents know best.

Community life differs by districtIn the centre (28 listings) it is the neighbourhood association and the Awa Odori ren; in the south (20) and the west (19), the residents’ associations of housing districts; in the north (8), the more rural districts north of the Yoshinogawa — the same city, different in substance (§2). Before you buy, ask an officer of that district directly about the association fee and the duties. In a band such as the west, with a median plot of 222 m², mowing and irrigation-channel duty can come round in ways they never do in the town centre.

Sources: the history, dates and visitor numbers of the Awa Odori fromTokushima City tourist information, "Awa Odori" ("said to have more than 400 years of history", "from 11 to 15 August each year", "more than a million visitors from Japan and abroad") / the counts by district are from the same SUUMO 75 as in §2 / checked 2026-08-19

What events does Tokushima City have?

🔴 The Awa Odori. The city writes that it is "said to have more than 400 years of history", and from 11 to 15 August each year more than a million visitors from Japan and abroad come. For four days, a town of 241,242 people receives more than four times that number. You can join a ren after moving in, and anyone can join the "niwaka-ren" on the spot.

CHAPTER 12Things nearby that move land prices

Three things tell on land prices in Tokushima: ① being joined to Kansai by the Akashi Kaikyo Bridge, ② the geography of the Yoshinogawa delta, and ③ how small the market itself is. The residential average is ¥73,800/m² (0.0%) — holding level within a prefecture at −0.5%.

① "The bus to Kansai" fixes this city’s positionKobe-Sannomiya 2 hr 30 min and ¥3,600 (17 a day), and Osaka ¥4,100 (26 departures from Tokushima) (§3). Since Shin-Osaka by JR costs ¥12,110 and needs 2 changes, Kansai is somewhere you go by bus. And that has become policy — the relocation grant has a "Kansai (Kyoto, Osaka, Hyogo)" category (§14). The city counts the people who come from Kansai. To live in Shikoku while keeping business in Kansai, Tokushima is the shortest way.

② The town sits on low groundThe median elevation of the 75 listings is 2.0 metres, with 56 (75%) at or below 5 metres (§4). The built-up area is a delta at the mouth of the Yoshinogawa, and the surface ground at city hall is AVS30 208 m/s delta and coastal lowland (§5). Which is why the west, which has some height (median 8.2 m, maximum 59.7 m), has the largest plots and buildings (§2). That high ground is scarce is exactly what gives the west its character.

③ A small market is what holds the price upThere are 75 listings, 1 for every 3,217 people, a ninth of the density of Kochi (§9). Few properties also means prices do not collapse. And so, while residential land across the prefecture is at −0.5%, Tokushima City is at 0.0%, with industrial land up +2.8%. When a property advertisement says only "Tokushima City", look first at the district name and the elevation. The listings on this page carry district badges and can be sorted by "lowest elevation" and "highest elevation" too.

Sources: land prices fromMinistry of Land, Infrastructure, Transport and Tourism, official land price survey (Reiwa 8), the rows for Tokushima Prefecture and Tokushima City / the express buses as in §3Tokushima bus / elevations and the district counts are from the same SUUMO 75 as in §2 / checked 2026-08-19

What decides land prices in Tokushima City?

Three things: ① being joined to Kansai by the Akashi Kaikyo Bridge (2 hr 30 min and ¥3,600 to Kobe by express bus), ② the geography of the Yoshinogawa delta (a median listing elevation of 2.0 metres), and ③ how small the market itself is (75 listings, 1 for every 3,217 people). Which is why the prefecture is at −0.5% while Tokushima City is at 0.0%, with industrial land up +2.8%.

CHAPTER 13What this place makes

What a place earns its living from shows up both at your dinner table and in your work once you live there. The amount raised through the hometown tax scheme is a rough measure of how many products a place has that people all over Japan choose.

¥805,810,000

Furusato tax donations received in fiscal Reiwa 7 (42,657 gifts).
409th of the 1,788 municipalities in Japan, and 2nd within Tokushima Prefecture

What this town names as its own products

On its "food and local specialities" pages Tokushima City lists sudachi citrus, tarai udon, Naruto wakame seaweed, Awa Odori chicken, take-chikuwa fish cake, Handa somen noodles, Naruto Kintoki sweet potatoes, Iya soba, wasanbon sugar, bamboo craft, Otani ware and indigo-dyed goods.

Source:Tokushima City, "Food and local specialities / eating"／the same, "Food and local specialities / shopping"/ Verified 2026-08-20

You can support a town without living there

Even if a move is still some way off, you can be involved from today through the hometown tax scheme. Your donation goes straight to the municipality, and you choose what it is spent on. A way to give something back to a place you got to know here.

Support Tokushima City through furusato tax →

Source:Ministry of Internal Affairs and Communications, "Survey on the state of the hometown tax scheme (conducted FY Reiwa 8)", the table of amounts and numbers received (provisional FY Reiwa 7 settlement), tallied by this site. The rank is out of all 1,788 municipalities in that table / verified 2026-08-14

What does Tokushima City earn its living from?

Its role as a prefectural capital is the foundation. The prefecture’s two tertiary emergency hospitals (the Prefectural Central Hospital and Tokushima University Hospital) are in the city (§7), and the Awa Odori draws more than a million visitors from Japan and abroad (§11). Being linked straight to Kansai by express buses over the Akashi Kaikyo Bridge also fixes the city’s position (§3). Furusato tax receipts came to ¥805,810,000 from 42,657 gifts, 409th nationally (fiscal Reiwa 7, provisional accounts).

CHAPTER 14A message from Tokushima City

Tokushima’s relocation grant has two categories. The Tokyo area one (¥600,000 single, ¥1,000,000 for a household of two or more, plus ¥1,000,000 for each child under 18) and the Kansai area — Kyoto, Osaka and Hyogo one (¥300,000 single, ¥500,000 for a household of two or more, plus ¥500,000 for each child under 18). It has a "Kansai" category because the Akashi Kaikyo Bridge ties it to that region.

Category	Amount	Main conditions
Tokyo area	¥600,000 single ¥1,000,000 household	Plus ¥1,000,000 for each child under 18. You must have lived in the 23 wards of Tokyo, or lived elsewhere in the Tokyo area outside the designated disadvantaged districts and commuted into the 23 wards, for a total of 5 years or more within the last 10
Kansai area	¥300,000 single ¥500,000 household	Plus ¥500,000 for each child under 18. You must have lived in the Kansai area (Kyoto, Osaka and Hyogo) and worked at a place of business within it for a total of 5 years or more within the last 10

Both categories share three conditions. ① Having lived in that region continuously for 1 year or more immediately beforehand; ② applying within 1 year of moving to Tokushima; ③ intending to stay for 5 years or more from the date of application. Applications go to theTokushima City Relocation and Exchange Support Centre（Moto-machi 1-24, Amico East Building 1F)in person, and by the end of February of the year in which you seek payment。 If you are considering Tokushima, talk to this desk before you start looking at properties. Find out only after you have moved and you may be too late.

Relocation promotion (Tokushima City) → Relocation support payment (Greater Tokyo) → Relocation grant (Kansai area) →

What having a Kansai category meansThe relocation grant rests on a national scheme, and most authorities cover moves from the Tokyo area only. Tokushima adds the Kansai area (Kyoto, Osaka, Hyogo) — which means there is a real flow of people over that distance. Kobe is 2 hr 30 min and ¥3,600 away by express bus (§3). Take it as a town where "moving from Kansai" has been prepared for on the policy side.

There is a single deskThe city keeps its Relocation and Exchange Support Centre on the first floor of the Amico East Building in front of Tokushima Station. It is a one-stop desk for relocation advice and opens at weekends too. Amounts and conditions change from year to year. The figures on this page were checked on the city’s official pages on 19 August 2026. Always confirm the latest before you apply.

Sources: the Tokyo area category fromTokushima City, "Tokushima City relocation grant (Tokyo area)" (¥600,000 single, ¥1,000,000 for a household of two or more, plus ¥1,000,000 for each child under 18 / apply within 1 year of moving, in person at the Relocation and Exchange Support Centre by the end of February of the year in which payment is sought) / the Kansai area category fromthe same, "Tokushima City relocation grant (Kansai area)" (¥300,000 single, ¥500,000 for a household of two or more, plus ¥500,000 for each child under 18 / the Kansai area = Kyoto, Osaka and Hyogo) / the desk fromthe same, "Relocation promotion" (Tokushima City Relocation and Exchange Support Centre, Moto-machi 1-24, Amico East Building 1F) / checked 2026-08-19

How much is the relocation grant if I move to Tokushima?

🔴 There are two categories. The Tokyo area one is ¥600,000 single and ¥1,000,000 for a household of two or more (plus ¥1,000,000 for each child under 18); the Kansai area — Kyoto, Osaka and Hyogo one is ¥300,000 single and ¥500,000 for a household of two or more (plus ¥500,000 for each child under 18). It has a "Kansai" category because the Akashi Kaikyo Bridge ties it to that region. Applications go in person to the Relocation and Exchange Support Centre in front of Tokushima Station, within 1 year of moving.

CHAPTER 15A year in Tokushima

The Tokushima year peaks in August. The climate is very mild in winter, and much like Tokyo for summer and rain. Rainfall spans 6.5 times over, from 41.9 mm in January to 271.2 mm in September, concentrating in the typhoon season.

Season	The climate figures	Everyday life
Winter (December to February)	January daily low 2.9℃ rainfall 41.9–63.9 mm	Only 5.3 days below 0℃ a year (Tokyo 15.2). With 0.0 days below freezing all day and 2 cm of snow a year, you need neither a snow shovel nor winter tyres. It is the driest season of the year
Spring (March to May)	rainfall 87.8–146.6 mm April mean 15.0℃	Rain begins to increase gently. Check the roof and the gutters before the rainy season and the typhoons
Summer (June to August)	August daily high 32.3℃ rainfall 177.0–193.0 mm	4.6 days of extreme heat is much the same as Tokyo (4.8). But 29.3 tropical nights is 1.7 times Tokyo’s. 11 to 15 August is the Awa Odori (more than a million people)
Autumn (September to November)	September 271.2 mm (the wettest month) October 199.5 mm	The wettest month of the year is September — the typhoon month. Check the hazard maps before this season (§5)

In short: you need almost nothing for winter, summer and rain are no different from Tokyo, and for four days in August the town becomes something else — that is the Tokushima year. And Kansai is 2 hr 30 min away by bus. It is one of the few towns where you can choose to live in Shikoku and keep your business in Kansai at the same time. Before you decide, ride that express bus once. That is probably where you understand this town’s position best.

Sources: the climate fromJapan Meteorological Agency, "Tokushima (normals, 1991–2020)" / the Awa Odori fromTokushima City tourist information, "Awa Odori" / the express buses as in §3Tokushima Bus, "Kobe line"/ Verified 2026-08-19

The information on this site is gathered by an AI that visits primary sources — municipalities, the Japan Meteorological Agency, national statistics — on a regular cycle, and it is updated with a source and a date of verification attached.

What is a year in Tokushima City like?

With 5.3 days below 0℃, 0.0 days below freezing all day and 2 cm of snow a year, winter needs almost no preparation, and summer and rain are much like Tokyo. Rainfall spans 6.5 times over, from 41.9 mm in January to 271.2 mm in September, concentrating in the typhoon season. And for the four days from 11 to 15 August the town becomes something else, for the Awa Odori.

CHAPTER 16The people who run this city

When you are thinking of moving, who is steering this town, and where to is something the future resident wants to know even more than the present one. This chapter sets out, with sources, only what Tokushima City publishes itself. 🔴 As of 22 August 2026, following the official site, I (an AI) could find 4 of the 6 below. The mayor of Tokushima City is Endo Akiyoshi (confirmed on the city’s introduction page).

What is published	Published	What you can read
About the mayor	The mayor’s room	Name, career, greeting
Policy address	Explanations of proposals to the city council	What they say they will do this year
List of council members	List of council members	Who the members are, and their groupings
Council broadcasts and recordings	Could not find one	Whether you can watch the council in session
Searchable minutes	Reading and searching the minutes	Whether you can search past debates by wording
Master plan	Could not find one	How many years ahead this town has decided

The mayor of Tokushima CityEndo Akiyoshi. The page carrying that name was last updated2024-04-18. Date of birth from Showa 30 (1955), 10/27 .
🔴 Age and gender have not been guessed from the name.Only what is published is reproduced here, as published.Tokushima City introduction page →

How much of the council can you see?A list of members, live or recorded broadcasts of full sessions, and searchable minutes — where these three are published, you can read a town's debates for yourself before you ever move there.
🔴 The names, photographs and social media of individual council members are not carried on this site. We point you to where you can read them.
Once you have moved, when your own turn to decide comes round is something those three will tell you.

🔴 We could not find a master planFollowing the official site, we could not find a page for a master plan or basic vision (checked 2026-08-22).That does not mean there is none.🔴 To municipalities and local organisations — tell us the URL and we will put it here.Get in touch here →

🔴 What I will not do in this chapter1. I will not guess gender or age from a name. Only what is published appears here. 2. I will not write that anything is good or bad. Only what is being put forward, and where it comes from. 3. I will not compare election candidates.
🔴 And mayors change. This site always records the date it checked (2026-08-22), and reopens the original page each time to confirm by machine that the name is still there. If you notice something has nonetheless gone out of date, please let us know.

Source: allofficial site (Tokushima City ), followed on 2026-08-22. What this site counted wasonly whether something is published or not ; the content has not been judged / verified 2026-08-22

What I (an AI) was able to find on this town's official site

This site reads the official sites of every area it covers against the same 30 items, out of 100, and measures how quickly someone thinking of moving can reach the information they need. What was measured is the official site of Tokushima City, and the total came to 69 (measured 20 August 2026).

"Not found" does not mean "there is none." It means I followed the official site and could not find it. Tell us the published page and the next measurement will reflect it.

Area	Score	What was found
Getting started with a move	6 / 20	Has a relocation and settlement page, has an enquiry desk (department, telephone, opening hours)
Housing	9 / 15	There is an akiya bank; listings carry photographs, price, year built and floor area; completed deals are organised
The money side of living here	11 / 15	Water and sewerage charges are readable from a rate table; child-raising support is specific about amounts and scope; there are explanations of national health insurance tax and fixed asset tax
Disaster information	20 / 20	Hazard maps are published by district; flood, landslide and earthquake are all covered; the year the assumptions were last reviewed is stated; and 2 more
Industry and local produce	8 / 10	A list of local speciality products is on the official site; hometown tax results are published year by year; there are support schemes for businesses and industry
Transport	10 / 10	There is a community bus timetable; fares are stated; the date of the last revision is given
Can an AI read it?	5 / 10	Every page carries an updated date; statistics are published as Excel or CSV; open data is published

See all 30 items and the pages used to judge them

3 / 3　There is a relocation and settlement page
The 8th round-table on the shared vision for the eastern Tokushima settlement and self-reliance zone　Go and see → 0 / 3　There is a dedicated relocation site
Only pages within the official site 3 / 3　A contact point (department, telephone, opening hours)
3 of department, telephone and opening hours were stated　Go and see → 0 / 5　Support schemes state amounts and conditions
Not found　Go and see → 0 / 3　There is trial housing or a trial-stay scheme
Not found 0 / 3　Vacancies in trial housing are published
Not found 4 / 4　There is an akiya bank
There is a municipal akiya bank 1 / 4　Listings carry photographs, price, year built and floor area
0 of 1 (0%) had all four items 4 / 4　Completed deals are organised
No completed deals appear in the list 0 / 3　The conditions of use are stated
Not found 4 / 5　Water and sewerage charges are readable from a rate table
The charges are given as figures in the text　Go and see → 5 / 5　Child-raising support is specific about amounts and scope
The scope of free and subsidised care is stated down to the age　Go and see → 2 / 3　There are explanations of national health insurance tax and fixed asset tax
Either the rate or the amount is stated　Go and see → 0 / 2　Tie-ups with banks for mortgages and the like
Not found 5 / 5　Hazard maps are published by district
198 documents by district　Go and see → 5 / 5　Flood, landslide and earthquake are all covered
Flood / landslide / earthquake　Go and see → 3 / 3　The year the assumptions were last reviewed is stated
Prepared in March Heisei 26　Go and see → 4 / 4　Is it machine-readable (a map system or a text PDF)?
Viewable in a map system　Go and see → 3 / 3　Disasters are announced through more than one channel
Disaster email / social media / disaster radio / TV and radio　Go and see → 5 / 5　A list of local speciality products is on the official site
12 items (the city's official site)　Go and see → 1 / 3　Hometown tax results are published year by year
Entries for 2 financial years　Go and see → 2 / 2　There are support schemes for businesses and industry
For businesses　Go and see → 4 / 4　There is a community bus timetable
　Go and see → 3 / 3　Fares are stated
　Go and see → 3 / 3　The date of the last revision is given
City bus fares revised between 15 and 29 May Reiwa 6　Go and see → 3 / 3　Every page carries an updated date
19 of the 20 pages read　Go and see → 0 / 2　There is a sitemap.xml
Not found 0 / 2　Site search runs on the server side
We could not find a search form　Go and see → 1 / 2　Statistics are published as Excel or CSV
There is a statistics page　Go and see → 1 / 1　Open data is published
　Go and see →

Compare with other towns → 　For municipalities and local organisations (get in touch here) →

Measurement by this site. The URL of each official site was taken from the municipal information published by Furusato Choice. The score is a score for publishing information, not a score for how good the place is to live / verified 2026-08-20

Who runs Tokushima City now?

The mayor of Tokushima City is Endo Akiyoshi (confirmed on the city’s introduction page on 22 August 2026). What this site looks at is six things: the introduction to the head of the authority, the policy address, the list of council members, live coverage of the council, a search of the minutes, and the comprehensive plan. 🔴 No judgement of good or bad is made. Only whether it is published or not.

CHAPTER 17Where to go on a day off

Days off never appear in the numbers you use to find a house, yet they bear directly on how satisfied you are once you live there. This chapter counts, on the same yardstick used for every area, the places you can go on a day off in Tokushima and the places family and friends can stay when they visit. The area currently has 6 hot springs and day baths, 2 amusement parks, zoos and aquariums, and 1 RV park. 🔴 Every figure is the number registered in the map data (OpenStreetMap) — in reality there may well be more.

What	Number counted, and names
♨ Hot springs and day baths	Aratae-no-yu, Kawauchi Onsen, Ai-Ai Onsen, Shinmachi Onsen, Otome-no-yu / Hachiman Onsen, Ebisu-no-yu (6 places)
🏯 Castles and castle sites	The Tokushima Castle ruins
🎡 Amusement parks, zoos and aquariums	Tokushima Family Land and Tokushima Zoo (2)
🖼 Museums, galleries and memorial halls	The Awa Jurobe Yashiki, the Tokushima Prefectural Torii Ryuzo Memorial Museum, the Moraes Museum, the Tokushima City Tengu Hisa Museum, the Tokushima City Archaeological Museum, the Tokushima Prefectural Museum, the Tokushima Prefectural Museum of Modern Art and the Awa Deko Puppet Museum at the Tokushima Prefectural Culture Hall and 12 in all
⛩ Shrines and temples	Shrines 97, temples 81. Those with a Wikipedia entry are Honpuku-ji, temple 14 Joraku-ji, temple 17 Ido-ji, Hachiman Shrine, Tsurugisan Shrine, Taki Yakushi, Amanoiwatowake Yakurahime Shrine and Jigen-ji
🚗 Roadside stations	Not found in the map data
🐕 Dog runs	Not found in the map data
🛣 Expressway service and parking areas	No expressway service or parking area was found in this area

Somewhere to stay — for family and friends, and for your own travels

What	Number counted
🏨 Hotels and ryokan	109
🏠 Guesthouses and hostels	5
⛺ Campsites and auto-campsites	Not found in the map data
🏕 Glamping	Not found among the campsite or hotel names
🚐 RV parks (overnight in your vehicle)	RV Park Akuigawa Oasis

This table is the result of me (an AI) putting the same question to the map data for every area (areas are retrieved in batches, so the verification date on some pages is a day apart). Facilities not registered on the map are not counted. "Not found" does not mean "there are none" — nor that the town is any the lesser for it.

Sources: the counts and names of facilities fromOpenStreetMap (© OpenStreetMap contributors, ODbL) / RV parks fromJapan RV Association, list of certified "Kuruma-tabi" RV parks / roadside stations fromMinistry of Land, Infrastructure, Transport and Tourism, list of "michi-no-eki" roadside stations/ Verified 2026-08-20

Counted the same way, you can compare with other towns.hot springs, castles, shrines and temples, museums, amusement parks, campsites, roadside stations, RV parks, national parks and more12 kinds are counted by putting the same question to every area.

Find a place to move by sights and leisure →

Are there places to go on a day off, and places to stay?

Counted from the map data (OpenStreetMap) and the lists of the Japan RV Association and the Ministry of Land, Infrastructure, Transport and Tourism, there are 6 hot springs and day baths, 2 amusement parks, zoos and aquariums, 109 hotels and inns and 1 RV park. Facilities not on the map are not counted, so in reality there may be more (details in §17).

Compare with other areas

Every page has the same 17 chapters in the same order. Move between them and you can compare the same line.

Areas in Chugoku and Shikoku

Shimonoseki (the Kanmon Strait, 13 min to Kokura)Shimonoseki City, Yamaguchilistings510 listings / ¥350,000–Matsuyama (Dogo Onsen and the city of haiku; the largest city in Shikoku)Matsuyama City, Ehimelistings732 listings / ¥490,000–Izumo (the temple town of Izumo Taisha)Izumo City, Shimane Prefecturelistings102 listings / ¥300,000–Takamatsu (the city of the Inland Sea, 52 min to Okayama)Takamatsu City, Kagawalistings307 listings / ¥300,000–

Places you could look at for a similar price

Joetsu (Takada and Naoetsu)Joetsu City, Niigata Prefecturelistings184 listings / ¥430,000–Iwaki (Onahama and Yumoto)Iwaki City, Fukushimalistings364 listings / ¥350,000–Shimonoseki (the Kanmon Strait, 13 min to Kokura)Shimonoseki City, Yamaguchilistings510 listings / ¥350,000–KasamaKasama City, Ibaraki Prefecturelistings77 listings / ¥480,000–

Compare areas by budget and region →

Is there a mistake on this page?

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