Edogawa Ward Housing Market 2026: Family Homes, Accelerating Prices, Highest Earthquake Risk
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,100
In short
- 1The family ward
Edogawa is Tokyo's most family-focused ward.
- 2Prices are accelerating
Condos cost about ¥0.70M per m², about 0.6 times the Tokyo average and 21st among the wards.
- 3Stations far apart
Many homes are far from stations: in Shinozaki, Mizue and Ichinoe the typical walk is 13–14 minutes.
- 4The highest natural risks in Tokyo
Edogawa has the highest earthquake probability of the 23 wards: about 90% for 6-lower and 40% for 6-upper in 30 years.
The answers, compared
What does a home cost?
¥43.0M
median used condo · ¥696k/m²
35% below the Tokyo median
27 of 47 areas in Tokyo, highest first
Are prices rising?
+37.1%
over 5 years
Faster than Tokyo (+26.5%)
16 of 50 areas in Tokyo, highest first
Can local earners afford it?
10.1× income
median price ÷ average taxable income
Harder than Tokyo (6.8×)
4 of 50 areas in Tokyo, highest first
Rent or buy?
48years of rent
median price ÷ a year of median rent
Longer than Tokyo (39)
10 of 50 areas in Tokyo, highest first
Are people moving in?
+1.0%
population, 2020–25
In line with Tokyo (+1.4%)
25 of 50 areas in Tokyo, highest first
How risky is it?
90%
chance of strong shaking (6-lower+) in 30 years
Higher than Tokyo (53%)
1 of 50 areas in Tokyo, highest first
Rent in Edogawa Ward
The average private rental costs ¥81k a month (2023), +1.6% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Edogawa WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥63k vs 2018 +4.6% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥79k vs 2018 -0.3% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥106k vs 2018 +7.5% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥121k vs 2018 +5.6% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥100k vs 2018 +2.4% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥93k vs 2018 +11.4% · Tokyo: ¥271k |
- Rent per m²
- ¥2,279
- median, per month · Tokyo: ¥2,800
- The median used condo (¥43.0M, 65 m²) costs about 34 years of average rent for a similar-sized home (¥106k 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. 129,080 rented homes.
The family ward
Edogawa is Tokyo's most family-focused ward. About two-thirds of condo sales are family-sized, by far the highest share of the 23 wards, and only 1 in 13 is a studio. The most traded home is a 65 m² 3LDK at about ¥43M.
Prices are accelerating
Condos cost about ¥0.70M per m², about 0.6 times the Tokyo average and 21st among the wards. But prices per m² rose about 5.5% a year over the past five years, more than twice the pace of the five years before. The median condo rose from ¥38M in 2024 to ¥43M in 2025. Benchmark residential land rose only 5.6% in the past year.
Stations far apart
Many homes are far from stations: in Shinozaki, Mizue and Ichinoe the typical walk is 13–14 minutes. Condos within 5 minutes of a station sell for about 26% more per m² than those 11–15 minutes away. Hirai, Koiwa and Nishi-Kasai are the priciest busy stations, at only about ¥0.68–0.71M per m², so prices are similar across the ward.
The highest natural risks in Tokyo
Edogawa has the highest earthquake probability of the 23 wards: about 90% for 6-lower and 40% for 6-upper in 30 years. Almost every benchmark site is in the worst-case flood zone, and more than half in zones of 3 m or deeper. Much of the ward is below sea level between the Arakawa and Edogawa rivers.
Thin yields
A median condo costs about 48 years of median rent, the third worst ratio of the wards. Families buy to live here, not to rent out.
Living in Edogawa Ward: people, homes and risks
- Population 2025
- 705,063
- +1.0% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +2,542
- +3.61 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 9.3%
- 4.2% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥75k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 89.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 6.2
- per 1,000 residents in 2025 (4,375 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥4.2M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 82
- people here by day per 100 residents (2020 census)
- Foreign residents
- 6.9%
- 47,932 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 6.2
- per 10,000 residents; 21 hospitals, 363 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥444k/m²
- +5.5% in a year · +21.5% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 98.8%
- of 85 benchmark sites in a worst-case flood zone (57.6% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 85 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 Edogawa 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
¥32.0M
¥533k/m²
- Kitakoiwa
- Koiwa · 10 min walk
- 3LDK · 60 m²
- Built 1998 (27 yrs) · SRC
¥45.0M
¥692k/m²
- Higashikoiwa
- Edogawa · 7 min walk
- 3LDK · 65 m²
- Built 2008 (18 yrs) · RC
¥62.0M
¥1.0M/m²
- Nishikoiwa
- Koiwa · 5 min walk
- 3LDK · 60 m²
- Built 2019 (7 yrs) · RC
House
¥29.0M
¥644k/m²
- Mizue
- Mizue · 6 min walk
- Land 40 m² · floor 45 m²
- Built 2014 (11 yrs) · Wood
¥58.0M
¥580k/m²
- Edogawa
- Mizue · 16 min walk
- Land 90 m² · floor 100 m²
- Built 2025 (0 yrs) · Wood
¥95.0M
¥380k/m²
- Higashikasai
- Kasai · 14 min walk
- Land 165 m² · floor 250 m²
- Built 1987 (38 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥23.0M | ¥39.0M |
| 2006 | ¥25.0M | ¥41.0M |
| 2007 | ¥25.0M | ¥44.0M |
| 2008 | ¥28.0M | ¥43.0M |
| 2009 | ¥28.0M | ¥39.0M |
| 2010 | ¥27.0M | ¥39.0M |
| 2011 | ¥28.0M | ¥40.0M |
| 2012 | ¥26.0M | ¥38.0M |
| 2013 | ¥26.0M | ¥38.0M |
| 2014 | ¥28.0M | ¥38.0M |
| 2015 | ¥30.0M | ¥39.5M |
| 2016 | ¥31.5M | ¥41.0M |
| 2017 | ¥31.0M | ¥42.0M |
| 2018 | ¥31.0M | ¥42.0M |
| 2019 | ¥31.0M | ¥42.0M |
| 2020 | ¥31.0M | ¥46.0M |
| 2021 | ¥35.0M | ¥47.0M |
| 2022 | ¥38.0M | ¥50.0M |
| 2023 | ¥39.0M | ¥53.0M |
| 2024 | ¥38.0M | ¥50.0M |
| 2025 | ¥43.0M | ¥55.0M |
| 2026 (partial) | ¥44.0M | ¥60.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥357k/m² | ¥400k/m² | ¥300k/m² |
| 2006 | ¥385k/m² | ¥428k/m² | ¥320k/m² |
| 2007 | ¥467k/m² | ¥447k/m² | ¥350k/m² |
| 2008 | ¥431k/m² | ¥432k/m² | ¥320k/m² |
| 2009 | ¥414k/m² | ¥411k/m² | ¥280k/m² |
| 2010 | ¥427k/m² | ¥391k/m² | ¥290k/m² |
| 2011 | ¥420k/m² | ¥411k/m² | ¥270k/m² |
| 2012 | ¥400k/m² | ¥391k/m² | ¥270k/m² |
| 2013 | ¥400k/m² | ¥400k/m² | ¥280k/m² |
| 2014 | ¥431k/m² | ¥389k/m² | ¥270k/m² |
| 2015 | ¥457k/m² | ¥390k/m² | ¥290k/m² |
| 2016 | ¥491k/m² | ¥400k/m² | ¥300k/m² |
| 2017 | ¥500k/m² | ¥420k/m² | ¥300k/m² |
| 2018 | ¥500k/m² | ¥440k/m² | ¥340k/m² |
| 2019 | ¥492k/m² | ¥421k/m² | ¥310k/m² |
| 2020 | ¥508k/m² | ¥471k/m² | ¥335k/m² |
| 2021 | ¥564k/m² | ¥471k/m² | ¥370k/m² |
| 2022 | ¥600k/m² | ¥500k/m² | ¥380k/m² |
| 2023 | ¥615k/m² | ¥525k/m² | ¥360k/m² |
| 2024 | ¥612k/m² | ¥510k/m² | ¥390k/m² |
| 2025 | ¥696k/m² | ¥550k/m² | ¥455k/m² |
| 2026 (partial) | ¥700k/m² | ¥586k/m² | ¥390k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥867k/m² | ¥590k/m² |
| 1 | – | ¥571k/m² |
| 2 | ¥917k/m² | ¥567k/m² |
| 3 | ¥850k/m² | ¥630k/m² |
| 4 | ¥837k/m² | ¥578k/m² |
| 5 | ¥800k/m² | ¥524k/m² |
| 6 | ¥800k/m² | ¥511k/m² |
| 7 | ¥815k/m² | ¥553k/m² |
| 8 | ¥792k/m² | ¥459k/m² |
| 9 | ¥800k/m² | ¥507k/m² |
| 10 | ¥786k/m² | ¥556k/m² |
| 11 | ¥719k/m² | ¥475k/m² |
| 12 | ¥691k/m² | – |
| 13 | ¥631k/m² | – |
| 14 | ¥723k/m² | ¥486k/m² |
| 15 | ¥680k/m² | ¥441k/m² |
| 16 | ¥646k/m² | ¥408k/m² |
| 17 | ¥724k/m² | ¥431k/m² |
| 18 | ¥615k/m² | ¥478k/m² |
| 19 | ¥585k/m² | ¥390k/m² |
| 20 | ¥585k/m² | ¥436k/m² |
| 21 | ¥667k/m² | ¥433k/m² |
| 22 | ¥627k/m² | ¥372k/m² |
| 23 | ¥600k/m² | ¥363k/m² |
| 24 | ¥585k/m² | ¥327k/m² |
| 25 | ¥573k/m² | ¥348k/m² |
| 26 | ¥554k/m² | ¥292k/m² |
| 27 | ¥585k/m² | ¥384k/m² |
| 28 | ¥571k/m² | ¥318k/m² |
| 29 | ¥570k/m² | ¥323k/m² |
| 30 | ¥552k/m² | ¥315k/m² |
| 31 | ¥600k/m² | ¥333k/m² |
| 32 | ¥514k/m² | ¥250k/m² |
| 33 | ¥529k/m² | ¥305k/m² |
| 34 | ¥432k/m² | ¥340k/m² |
| 35 | ¥578k/m² | ¥298k/m² |
| 36 | ¥494k/m² | ¥321k/m² |
| 37 | ¥500k/m² | ¥299k/m² |
| 38 | ¥489k/m² | ¥311k/m² |
| 39 | ¥508k/m² | ¥323k/m² |
| 40 | ¥478k/m² | ¥291k/m² |
| 41 | ¥528k/m² | ¥244k/m² |
| 42 | ¥500k/m² | ¥270k/m² |
| 43 | ¥520k/m² | ¥255k/m² |
| 44 | ¥477k/m² | ¥257k/m² |
| 45 | ¥475k/m² | ¥291k/m² |
| 46 | ¥455k/m² | ¥288k/m² |
| 47 | ¥440k/m² | ¥300k/m² |
| 48 | ¥446k/m² | ¥222k/m² |
| 49 | ¥492k/m² | ¥377k/m² |
| 50 | ¥512k/m² | ¥276k/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 | ¥297k/m² | ¥386k/m² | – | – |
| 2006 | ¥300k/m² | ¥385k/m² | ¥469k/m² | – |
| 2007 | ¥333k/m² | ¥413k/m² | ¥680k/m² | – |
| 2008 | ¥308k/m² | ¥415k/m² | ¥529k/m² | – |
| 2009 | ¥309k/m² | ¥385k/m² | ¥508k/m² | – |
| 2010 | ¥326k/m² | ¥415k/m² | ¥531k/m² | – |
| 2011 | ¥333k/m² | ¥413k/m² | ¥471k/m² | – |
| 2012 | ¥317k/m² | ¥373k/m² | ¥473k/m² | – |
| 2013 | ¥322k/m² | ¥385k/m² | ¥467k/m² | – |
| 2014 | ¥370k/m² | ¥414k/m² | ¥486k/m² | ¥580k/m² |
| 2015 | ¥360k/m² | ¥417k/m² | ¥500k/m² | ¥628k/m² |
| 2016 | ¥400k/m² | ¥450k/m² | ¥509k/m² | ¥586k/m² |
| 2017 | ¥400k/m² | ¥459k/m² | ¥543k/m² | ¥630k/m² |
| 2018 | ¥422k/m² | ¥467k/m² | ¥508k/m² | ¥693k/m² |
| 2019 | ¥415k/m² | ¥467k/m² | ¥517k/m² | ¥662k/m² |
| 2020 | ¥383k/m² | ¥477k/m² | ¥538k/m² | ¥723k/m² |
| 2021 | ¥462k/m² | ¥514k/m² | ¥571k/m² | ¥686k/m² |
| 2022 | ¥485k/m² | ¥543k/m² | ¥629k/m² | ¥769k/m² |
| 2023 | ¥467k/m² | ¥538k/m² | ¥673k/m² | ¥763k/m² |
| 2024 | ¥440k/m² | ¥575k/m² | ¥640k/m² | ¥886k/m² |
| 2025 | ¥533k/m² | ¥600k/m² | ¥750k/m² | ¥938k/m² |
| 2026 (partial) | – | ¥634k/m² | ¥877k/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 | ¥200k/m² | ¥265k/m² | ¥444k/m² | – |
| 2006 | ¥328k/m² | ¥300k/m² | ¥470k/m² | – |
| 2007 | ¥300k/m² | ¥341k/m² | ¥495k/m² | – |
| 2008 | ¥306k/m² | ¥282k/m² | ¥480k/m² | – |
| 2009 | ¥271k/m² | ¥261k/m² | ¥454k/m² | – |
| 2010 | ¥233k/m² | ¥234k/m² | ¥453k/m² | – |
| 2011 | ¥219k/m² | ¥253k/m² | ¥422k/m² | ¥457k/m² |
| 2012 | ¥200k/m² | ¥235k/m² | ¥373k/m² | ¥444k/m² |
| 2013 | ¥200k/m² | ¥245k/m² | ¥365k/m² | ¥444k/m² |
| 2014 | ¥173k/m² | ¥261k/m² | ¥340k/m² | ¥438k/m² |
| 2015 | ¥217k/m² | ¥260k/m² | ¥379k/m² | ¥442k/m² |
| 2016 | ¥276k/m² | ¥275k/m² | ¥360k/m² | ¥473k/m² |
| 2017 | ¥261k/m² | ¥281k/m² | ¥377k/m² | ¥480k/m² |
| 2018 | ¥273k/m² | ¥291k/m² | ¥410k/m² | ¥487k/m² |
| 2019 | ¥265k/m² | ¥276k/m² | ¥385k/m² | ¥491k/m² |
| 2020 | ¥240k/m² | ¥279k/m² | ¥400k/m² | ¥502k/m² |
| 2021 | ¥222k/m² | ¥274k/m² | ¥410k/m² | ¥505k/m² |
| 2022 | ¥277k/m² | ¥319k/m² | ¥449k/m² | ¥486k/m² |
| 2023 | ¥297k/m² | ¥317k/m² | ¥400k/m² | ¥556k/m² |
| 2024 | ¥240k/m² | ¥324k/m² | ¥459k/m² | ¥511k/m² |
| 2025 | ¥300k/m² | ¥333k/m² | ¥467k/m² | ¥578k/m² |
| 2026 (partial) | – | ¥338k/m² | – | – |
Prices near train stations in Edogawa 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) |
|---|---|---|---|---|---|---|
| Koiwa (小岩) | ¥39.0M | ¥688k/m² | ¥51.0M | 11 | 325 | 116,612-12% vs 2019 |
| Kasai (葛西) | ¥39.0M | ¥620k/m² | ¥73.0M | 12 | 315 | 95,955-10% vs 2019 |
| Shinozaki (篠崎) | ¥40.0M | ¥633k/m² | ¥51.0M | 14 | 280 | 38,263-7% vs 2019 |
| Shin Koiwa (新小岩) | ¥39.0M | ¥580k/m² | ¥46.5M | 20 | 269 | 141,472-8% vs 2019 |
| Nishi Kasai (西葛西) | ¥41.0M | ¥683k/m² | ¥80.0M | 10 | 260 | 94,293-10% vs 2019 |
| Funabori (船堀) | ¥43.0M | ¥658k/m² | ¥54.0M | 12 | 258 | 56,792-11% vs 2019 |
| Mizue (瑞江) | ¥38.5M | ¥577k/m² | ¥52.0M | 13 | 239 | 52,849-7% vs 2019 |
| Hirai(Tokyo) (平井(東京)) | ¥44.0M | ¥714k/m² | ¥60.5M | 9 | 203 | 59,946-11% vs 2019 |
| Ichinoe (一之江) | ¥41.0M | ¥600k/m² | ¥43.0M | 13 | 201 | 41,531-7% vs 2019 |
| Keisei Koiwa (京成小岩) | ¥35.0M | ¥600k/m² | ¥62.0M | 5 | 85 | 17,629-6% vs 2019 |
| Edogawa (江戸川) | ¥32.0M | ¥648k/m² | ¥53.0M | 6 | 57 | 5,964-5% vs 2019 |
| Kasai Rinkai Park (葛西臨海公園) | ¥39.0M | ¥560k/m² | ¥72.0M | 21 | 53 | 27,292-1% vs 2019 |
| Higashi Ojima (東大島) | ¥38.0M | ¥600k/m² | – | 11 | 33 | 29,477-9% vs 2019 |
| Shin Shibamata (新柴又) | – | – | ¥53.0M | 7 | 13 | 5,070+4% vs 2019 |
Used condo prices by layout in Edogawa Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥43.0M | 65 m² | 632 |
| 2LDK | ¥38.5M | 60 m² | 184 |
| 4LDK | ¥53.5M | 80 m² | 58 |
| 1K | ¥13.0M | 25 m² | 51 |
| 1LDK | ¥30.5M | 40 m² | 46 |
| 2DK | ¥22.5M | 47.5 m² | 26 |
| 1DK | ¥13.5M | 25 m² | 22 |
| 2LDK+S | ¥43.5M | 65 m² | 16 |
How much does an apartment cost in Edogawa Ward?
The median used condo (mansion) in Edogawa Ward sold for ¥43.0M in 2025, about ¥696k/m², based on 408 recorded sales.
How much does a house cost in Edogawa Ward?
The median house sale, including the land, was ¥55.0M in 2025 across 510 sales.
Are property prices in Edogawa Ward going up?
Over the five years to 2025, condo prices per m² changed +37.1% and residential land prices changed +35.8%.
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.