Adachi Ward Housing Market 2026: Tokyo's Cheapest Ward, and High Risks
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,545
In short
- 1The cheapest of the 23 wards
Condos in Adachi cost about ¥0.63M per m² in 2025, the lowest of any ward and about 0.6 times the Tokyo average.
- 2Popular with movers
In 2025 Adachi had a net inflow of about 6,400 people from the rest of Japan, about 9 per 1,000 residents, second only to Chuo among the wards.
- 3A family market
The most traded home is a 65 m² 3LDK at about ¥35M.
- 4Station and age matter a lot
Kita-Senju, a major rail hub, sells at about ¥1.1M per m², almost double the ward median.
- 5Flood and earthquake risk
Every benchmark site in Adachi is in the worst-case flood zone, and about 60% are in zones of 3 m or deeper.
The answers, compared
What does a home cost?
¥29.0M
median used condo · ¥625k/m²
42% below the Tokyo median
31 of 47 areas in Tokyo, highest first
Are prices rising?
+30.8%
over 5 years
Faster than Tokyo (+26.5%)
25 of 50 areas in Tokyo, highest first
Can local earners afford it?
7.3× income
median price ÷ average taxable income
Harder than Tokyo (6.8×)
24 of 50 areas in Tokyo, highest first
Rent or buy?
36years of rent
median price ÷ a year of median rent
Shorter than Tokyo (39)
33 of 50 areas in Tokyo, highest first
Are people moving in?
+1.1%
population, 2020–25
In line with Tokyo (+1.4%)
23 of 50 areas in Tokyo, highest first
How risky is it?
84%
chance of strong shaking (6-lower+) in 30 years
Higher than Tokyo (53%)
2 of 50 areas in Tokyo, highest first
Rent in Adachi Ward
The average private rental costs ¥75k a month (2023), +0.3% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Adachi WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥61k vs 2018 -2.6% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥78k vs 2018 +6.4% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥99k vs 2018 +7.9% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥112k vs 2018 +4.8% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥99k vs 2018 -9.4% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥81k vs 2018 -45.2% · Tokyo: ¥271k |
- Rent per m²
- ¥2,329
- median, per month · Tokyo: ¥2,800
- The median used condo (¥29.0M, 55 m²) costs about 25 years of average rent for a similar-sized home (¥99k a month).
- Excludes management fees, repair reserve, property tax and mortgage interest.
Source: Statistics Bureau of Japan, Housing and Land Survey 2023. Privately owned rentals (excluding rent-free homes), monthly rent without management fees. These averages include older homes, so they run below asking rents for newly listed units. 123,550 rented homes.
The cheapest of the 23 wards
Condos in Adachi cost about ¥0.63M per m² in 2025, the lowest of any ward and about 0.6 times the Tokyo average. The median condo sold for about ¥29M, and the median house for about ¥50M. The ward is catching up slowly: ten years ago it was at about half the Tokyo average.
Popular with movers
In 2025 Adachi had a net inflow of about 6,400 people from the rest of Japan, about 9 per 1,000 residents, second only to Chuo among the wards. Many are families looking for space they can afford.
A family market
The most traded home is a 65 m² 3LDK at about ¥35M. Almost half of condo sales are family-sized.
Station and age matter a lot
Kita-Senju, a major rail hub, sells at about ¥1.1M per m², almost double the ward median. Takenotsuka and Rokucho, often 13–15 minutes from the station, sell at about ¥0.42–0.43M. Condos within 5 minutes of a station sell for about 43% more per m² than those 11–15 minutes away. Condos also lose value fast: half the price is gone by about 31 years old.
Flood and earthquake risk
Every benchmark site in Adachi is in the worst-case flood zone, and about 60% are in zones of 3 m or deeper. The ward lies between the Arakawa and other rivers. It also has the second highest earthquake probability of the wards, about 84% for 6-lower in 30 years. A median condo costs about 36 years of median rent, better than the Tokyo average.
Living in Adachi Ward: people, homes and risks
- Population 2025
- 702,718
- +1.1% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +6,370
- +9.06 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 10.9%
- 2.8% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥67k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 83.8%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 6.6
- per 1,000 residents in 2025 (4,617 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥4.0M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 89
- people here by day per 100 residents (2020 census)
- Foreign residents
- 6.3%
- 43,996 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 6.5
- per 10,000 residents; 57 hospitals, 379 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥347k/m²
- +6.2% in a year · +24.2% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 100.0%
- of 103 benchmark sites in a worst-case flood zone (61.2% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 103 benchmark sites in a landslide warning area
- Tokyo: 0.8%
Check flood, landslide and tsunami zones for a specific address on the government hazard map ↗
Sources: 2025 Census (preliminary), 2025 Internal Migration Report, 2023 Housing and Land Survey (Statistics Bureau of Japan); J-SHIS seismic hazard model (NIED, 2024); Land Price Publication (MLIT); recorded crime: Tokyo Metropolitan Police Department (Tokyo only); incomes: Ministry of Internal Affairs taxation survey via the Statistics Bureau's municipal indicators; foreign residents: Basic Resident Register; medical facilities and station passengers: MLIT National Land Numerical Information. Earthquake probability is measured at the municipal center.
Example sales in Adachi Ward
Real transactions from the last four quarters, picked near the lower (20th percentile), middle and upper (80th percentile) price points. Locations are shown at district level, as published by MLIT.
Condo
¥20.0M
¥333k/m²
- Hanahata
- Yatsuka · 15 min walk
- 3LDK · 60 m²
- Built 1997 (29 yrs) · RC
¥30.0M
¥500k/m²
- Oyata
- Kita Ayase · 12 min walk
- 3LDK · 60 m²
- Built 1991 (35 yrs) · RC
¥45.0M
¥750k/m²
- Adachi
- Gotanno · 6 min walk
- 3LDK · 60 m²
- Built 2000 (26 yrs) · RC
House
¥40.0M
¥400k/m²
- Ogi
- Ogi Ohashi · 6 min walk
- Land 70 m² · floor 100 m²
- Built 2017 (9 yrs) · Wood
¥53.0M
¥663k/m²
- Iko
- Takenotsuka · 11 min walk
- Land 90 m² · floor 80 m²
- Built 2026 (0 yrs) · Wood
¥98.0M
¥726k/m²
- Umeda
- Umejima · 2 min walk
- Land 130 m² · floor 135 m²
- Built 2007 (18 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥16.0M | ¥36.0M |
| 2006 | ¥17.0M | ¥37.0M |
| 2007 | ¥18.0M | ¥39.0M |
| 2008 | ¥20.0M | ¥36.0M |
| 2009 | ¥18.0M | ¥33.0M |
| 2010 | ¥19.5M | ¥35.0M |
| 2011 | ¥19.0M | ¥34.0M |
| 2012 | ¥18.0M | ¥32.0M |
| 2013 | ¥19.0M | ¥34.0M |
| 2014 | ¥19.0M | ¥33.0M |
| 2015 | ¥20.0M | ¥34.0M |
| 2016 | ¥22.0M | ¥36.0M |
| 2017 | ¥23.0M | ¥37.0M |
| 2018 | ¥24.0M | ¥37.0M |
| 2019 | ¥26.0M | ¥38.0M |
| 2020 | ¥26.0M | ¥39.0M |
| 2021 | ¥28.0M | ¥43.0M |
| 2022 | ¥27.0M | ¥45.0M |
| 2023 | ¥28.0M | ¥46.0M |
| 2024 | ¥27.0M | ¥46.0M |
| 2025 | ¥29.0M | ¥50.0M |
| 2026 (partial) | ¥31.0M | ¥54.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥280k/m² | ¥373k/m² | ¥220k/m² |
| 2006 | ¥308k/m² | ¥380k/m² | ¥250k/m² |
| 2007 | ¥317k/m² | ¥391k/m² | ¥270k/m² |
| 2008 | ¥333k/m² | ¥382k/m² | ¥260k/m² |
| 2009 | ¥317k/m² | ¥356k/m² | ¥240k/m² |
| 2010 | ¥340k/m² | ¥360k/m² | ¥220k/m² |
| 2011 | ¥332k/m² | ¥356k/m² | ¥220k/m² |
| 2012 | ¥308k/m² | ¥344k/m² | ¥210k/m² |
| 2013 | ¥323k/m² | ¥347k/m² | ¥220k/m² |
| 2014 | ¥320k/m² | ¥343k/m² | ¥220k/m² |
| 2015 | ¥357k/m² | ¥356k/m² | ¥235k/m² |
| 2016 | ¥393k/m² | ¥367k/m² | ¥260k/m² |
| 2017 | ¥400k/m² | ¥380k/m² | ¥250k/m² |
| 2018 | ¥428k/m² | ¥388k/m² | ¥260k/m² |
| 2019 | ¥457k/m² | ¥390k/m² | ¥270k/m² |
| 2020 | ¥478k/m² | ¥412k/m² | ¥290k/m² |
| 2021 | ¥500k/m² | ¥442k/m² | ¥280k/m² |
| 2022 | ¥538k/m² | ¥450k/m² | ¥340k/m² |
| 2023 | ¥560k/m² | ¥467k/m² | ¥340k/m² |
| 2024 | ¥582k/m² | ¥474k/m² | ¥330k/m² |
| 2025 | ¥625k/m² | ¥500k/m² | ¥360k/m² |
| 2026 (partial) | ¥700k/m² | ¥548k/m² | ¥405k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥520k/m² |
| 1 | ¥1.1M/m² | ¥490k/m² |
| 2 | ¥975k/m² | ¥500k/m² |
| 3 | ¥935k/m² | ¥511k/m² |
| 4 | ¥960k/m² | ¥500k/m² |
| 5 | ¥880k/m² | ¥491k/m² |
| 6 | ¥920k/m² | ¥473k/m² |
| 7 | ¥950k/m² | ¥465k/m² |
| 8 | ¥900k/m² | ¥412k/m² |
| 9 | ¥778k/m² | ¥432k/m² |
| 10 | ¥743k/m² | ¥478k/m² |
| 11 | ¥686k/m² | ¥367k/m² |
| 12 | ¥656k/m² | ¥478k/m² |
| 13 | ¥663k/m² | ¥442k/m² |
| 14 | ¥589k/m² | ¥439k/m² |
| 15 | ¥583k/m² | ¥380k/m² |
| 16 | ¥586k/m² | ¥365k/m² |
| 17 | ¥585k/m² | ¥373k/m² |
| 18 | ¥640k/m² | ¥411k/m² |
| 19 | ¥570k/m² | ¥341k/m² |
| 20 | ¥540k/m² | ¥376k/m² |
| 21 | ¥550k/m² | ¥375k/m² |
| 22 | ¥533k/m² | ¥370k/m² |
| 23 | ¥541k/m² | ¥381k/m² |
| 24 | ¥487k/m² | ¥355k/m² |
| 25 | ¥527k/m² | ¥327k/m² |
| 26 | ¥491k/m² | ¥286k/m² |
| 27 | ¥492k/m² | ¥289k/m² |
| 28 | ¥526k/m² | ¥274k/m² |
| 29 | ¥504k/m² | ¥329k/m² |
| 30 | ¥500k/m² | ¥368k/m² |
| 31 | ¥438k/m² | ¥287k/m² |
| 32 | ¥400k/m² | ¥303k/m² |
| 33 | ¥453k/m² | ¥277k/m² |
| 34 | ¥431k/m² | ¥353k/m² |
| 35 | ¥420k/m² | ¥296k/m² |
| 36 | ¥417k/m² | ¥282k/m² |
| 37 | ¥457k/m² | ¥296k/m² |
| 38 | ¥430k/m² | ¥292k/m² |
| 39 | ¥350k/m² | ¥318k/m² |
| 40 | ¥390k/m² | ¥227k/m² |
| 41 | ¥364k/m² | ¥250k/m² |
| 42 | ¥400k/m² | ¥284k/m² |
| 43 | ¥304k/m² | ¥279k/m² |
| 44 | ¥367k/m² | ¥293k/m² |
| 45 | ¥400k/m² | ¥246k/m² |
| 46 | ¥370k/m² | ¥283k/m² |
| 47 | ¥317k/m² | ¥236k/m² |
| 48 | ¥324k/m² | ¥307k/m² |
| 49 | ¥277k/m² | ¥280k/m² |
| 50 | ¥325k/m² | ¥275k/m² |
Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.
Show data table
| Year | 1971-1980 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|---|
| 2005 | ¥172k/m² | ¥280k/m² | ¥446k/m² | – |
| 2006 | ¥186k/m² | ¥295k/m² | ¥480k/m² | – |
| 2007 | ¥231k/m² | ¥300k/m² | ¥431k/m² | – |
| 2008 | ¥238k/m² | ¥300k/m² | ¥449k/m² | – |
| 2009 | ¥233k/m² | ¥283k/m² | ¥457k/m² | – |
| 2010 | ¥173k/m² | ¥293k/m² | ¥453k/m² | – |
| 2011 | ¥215k/m² | ¥300k/m² | ¥400k/m² | – |
| 2012 | ¥195k/m² | ¥273k/m² | ¥371k/m² | ¥543k/m² |
| 2013 | ¥222k/m² | ¥292k/m² | ¥386k/m² | ¥557k/m² |
| 2014 | ¥218k/m² | ¥284k/m² | ¥400k/m² | ¥572k/m² |
| 2015 | ¥260k/m² | ¥320k/m² | ¥415k/m² | ¥592k/m² |
| 2016 | ¥235k/m² | ¥338k/m² | ¥427k/m² | ¥800k/m² |
| 2017 | ¥229k/m² | ¥350k/m² | ¥455k/m² | ¥1.0M/m² |
| 2018 | ¥250k/m² | ¥370k/m² | ¥471k/m² | ¥754k/m² |
| 2019 | ¥283k/m² | ¥371k/m² | ¥488k/m² | ¥709k/m² |
| 2020 | ¥250k/m² | ¥400k/m² | ¥520k/m² | ¥800k/m² |
| 2021 | ¥316k/m² | ¥435k/m² | ¥546k/m² | ¥844k/m² |
| 2022 | ¥364k/m² | ¥461k/m² | ¥583k/m² | ¥776k/m² |
| 2023 | ¥337k/m² | ¥450k/m² | ¥567k/m² | ¥850k/m² |
| 2024 | ¥350k/m² | ¥436k/m² | ¥655k/m² | ¥950k/m² |
| 2025 | ¥337k/m² | ¥488k/m² | ¥652k/m² | ¥1.0M/m² |
| 2026 (partial) | ¥450k/m² | ¥560k/m² | ¥644k/m² | ¥1.0M/m² |
Each line follows buildings from one construction period over time. 1981 is when Japan's current earthquake-resistance standard (shin-taishin) took effect.
Show data table
| Year | 1971-1980 | 1981-2000 | 2001-2010 | 2011-2020 |
|---|---|---|---|---|
| 2005 | ¥212k/m² | ¥272k/m² | ¥421k/m² | – |
| 2006 | ¥245k/m² | ¥293k/m² | ¥421k/m² | – |
| 2007 | ¥283k/m² | ¥300k/m² | ¥427k/m² | – |
| 2008 | ¥263k/m² | ¥296k/m² | ¥418k/m² | – |
| 2009 | ¥219k/m² | ¥253k/m² | ¥388k/m² | – |
| 2010 | ¥222k/m² | ¥253k/m² | ¥389k/m² | – |
| 2011 | ¥215k/m² | ¥246k/m² | ¥347k/m² | ¥388k/m² |
| 2012 | ¥200k/m² | ¥216k/m² | ¥300k/m² | ¥371k/m² |
| 2013 | ¥188k/m² | ¥226k/m² | ¥300k/m² | ¥371k/m² |
| 2014 | ¥190k/m² | ¥233k/m² | ¥300k/m² | ¥368k/m² |
| 2015 | ¥207k/m² | ¥244k/m² | ¥309k/m² | ¥387k/m² |
| 2016 | ¥186k/m² | ¥254k/m² | ¥316k/m² | ¥400k/m² |
| 2017 | ¥211k/m² | ¥269k/m² | ¥327k/m² | ¥413k/m² |
| 2018 | ¥213k/m² | ¥257k/m² | ¥347k/m² | ¥424k/m² |
| 2019 | ¥206k/m² | ¥278k/m² | ¥355k/m² | ¥434k/m² |
| 2020 | ¥218k/m² | ¥241k/m² | ¥307k/m² | ¥430k/m² |
| 2021 | ¥230k/m² | ¥290k/m² | ¥358k/m² | ¥451k/m² |
| 2022 | ¥284k/m² | ¥289k/m² | ¥367k/m² | ¥477k/m² |
| 2023 | ¥282k/m² | ¥290k/m² | ¥400k/m² | ¥479k/m² |
| 2024 | ¥288k/m² | ¥318k/m² | ¥409k/m² | ¥460k/m² |
| 2025 | ¥278k/m² | ¥324k/m² | ¥410k/m² | ¥486k/m² |
| 2026 (partial) | – | ¥337k/m² | – | ¥506k/m² |
Prices near train stations in Adachi Ward
Sales from 2023–2025, grouped by nearest station.
| Station | Median used condo price | Condo price per m² | Median house price (land + building) | Walk (min) | Sales | Daily passengers (2023) |
|---|---|---|---|---|---|---|
| Kita Ayase (北綾瀬) | ¥26.0M | ¥522k/m² | ¥46.0M | 11 | 381 | 40,648+7% vs 2019 |
| Takenotsuka (竹ノ塚) | ¥26.0M | ¥432k/m² | ¥49.0M | 13 | 379 | 65,257-10% vs 2019 |
| Kita Senju (北千住) | ¥30.5M | ¥1.1M/m² | ¥57.0M | 9 | 333 | 1,121,423-13% vs 2019 |
| Umejima (梅島) | ¥30.0M | ¥568k/m² | ¥44.5M | 9 | 282 | 34,181-5% vs 2019 |
| Rokucho (六町) | ¥22.5M | ¥418k/m² | ¥48.0M | 15 | 225 | 32,300+7% vs 2019 |
| Gotanno (五反野) | ¥27.0M | ¥475k/m² | ¥53.0M | 9 | 206 | 34,729-6% vs 2019 |
| Ayase (綾瀬) | ¥27.0M | ¥873k/m² | ¥60.5M | 8 | 201 | 372,622-18% vs 2019 |
| Nishi Arai (西新井) | ¥26.0M | ¥640k/m² | ¥47.0M | 10 | 187 | 61,612-8% vs 2019 |
| Daishimae (大師前) | ¥25.0M | ¥538k/m² | ¥45.0M | 9 | 135 | 12,557-10% vs 2019 |
| Senjuohashi (千住大橋) | ¥31.0M | ¥1.0M/m² | ¥66.0M | 5 | 131 | 15,863-2% vs 2019 |
| Kameari (亀有) | ¥32.5M | ¥593k/m² | ¥48.0M | 12 | 130 | 77,840-9% vs 2019 |
| Aoi (青井) | ¥22.0M | ¥480k/m² | ¥46.0M | 8 | 118 | 12,900-2% vs 2019 |
| Toneri (舎人) | ¥29.0M | ¥497k/m² | ¥48.0M | 8 | 109 | 9,145+5% vs 2019 |
| Yazaike (谷在家) | ¥24.5M | ¥535k/m² | ¥45.0M | 8 | 107 | 10,579-3% vs 2019 |
| Ogi Ohashi (扇大橋) | ¥33.0M | ¥486k/m² | ¥40.0M | 10 | 105 | 9,913-2% vs 2019 |
Used condo prices by layout in Adachi Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥35.0M | 65 m² | 719 |
| 1K | ¥23.0M | 20 m² | 372 |
| 2LDK | ¥30.0M | 55 m² | 295 |
| 1LDK | ¥28.0M | 40 m² | 95 |
| 4LDK | ¥50.0M | 80 m² | 64 |
| 2DK | ¥18.0M | 45 m² | 60 |
| 1DK | ¥25.0M | 25 m² | 49 |
| 2LDK+S | ¥30.0M | 60 m² | 27 |
How much does an apartment cost in Adachi Ward?
The median used condo (mansion) in Adachi Ward sold for ¥29.0M in 2025, about ¥625k/m², based on 685 recorded sales.
How much does a house cost in Adachi Ward?
The median house sale, including the land, was ¥50.0M in 2025 across 636 sales.
Are property prices in Adachi Ward going up?
Over the five years to 2025, condo prices per m² changed +30.8% and residential land prices changed +24.1%.
About this data
Figures are medians of real transactions reported to Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT) through its quarterly price survey. House prices per m² divide the total price (land and building) by the floor area. Medians based on fewer than 20 sales are not shown. The latest quarters are preliminary and are revised as more survey responses arrive.
Information only, not investment advice.