Itabashi Ward Housing Market 2026: Affordable Studios and Family Flats in North Tokyo
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,423
In short
- 1A cheaper ward that people move to
Condos in Itabashi cost about ¥0.9M per m², about 0.8 times the Tokyo average and 20th among the 23 wards.
- 2Two kinds of buyer
Almost half of condo sales are 25 m² 1K units at about ¥23M, many bought as rentals.
- 3Station distance is a big deal
Condos within 5 minutes of a station sell for about 34% more per m² than those 11–15 minutes away, the third biggest gap among the wards.
- 4Flood risk in the north
About 40% of benchmark sites are in a flood zone, and about one in five is in a zone of 3 m or deeper.
The answers, compared
What does a home cost?
¥28.0M
median used condo · ¥882k/m²
18% below the Tokyo median
22 of 47 areas in Tokyo, highest first
Are prices rising?
+34.8%
over 5 years
Faster than Tokyo (+26.5%)
17 of 50 areas in Tokyo, highest first
Can local earners afford it?
6.6× income
median price ÷ average taxable income
In line with Tokyo (6.8×)
33 of 50 areas in Tokyo, highest first
Rent or buy?
32years of rent
median price ÷ a year of median rent
Shorter than Tokyo (39)
43 of 50 areas in Tokyo, highest first
Are people moving in?
+1.8%
population, 2020–25
In line with Tokyo (+1.4%)
16 of 50 areas in Tokyo, highest first
How risky is it?
54%
chance of strong shaking (6-lower+) in 30 years
In line with Tokyo (53%)
12 of 50 areas in Tokyo, highest first
Rent in Itabashi Ward
The average private rental costs ¥78k a month (2023), +5.7% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Itabashi WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥64k vs 2018 +5.3% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥85k vs 2018 +7.8% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥111k vs 2018 +13.9% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥122k vs 2018 +8.9% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥98k vs 2018 -10.3% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥83k vs 2018 -45.4% · Tokyo: ¥271k |
- Rent per m²
- ¥2,637
- median, per month · Tokyo: ¥2,800
- The median used condo (¥28.0M, 40 m²) costs about 27 years of average rent for a similar-sized home (¥85k 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. 139,560 rented homes.
A cheaper ward that people move to
Condos in Itabashi cost about ¥0.9M per m², about 0.8 times the Tokyo average and 20th among the 23 wards. The median condo sold for about ¥28M. In 2025 about 3,900 more people moved in from the rest of Japan than left, sixth among the wards, and households grew 5.5% between 2020 and 2025.
Steady growth
Condo prices per m² have risen about 6% a year for the past five years, the same pace as before. Benchmark residential land rose about 8% in the past year.
Two kinds of buyer
Almost half of condo sales are 25 m² 1K units at about ¥23M, many bought as rentals. 3LDKs at about ¥47M are the second most traded, and more than a quarter of sales are family-sized. A median condo costs about 32 years of median rent, one of the better ratios among the wards.
Station distance is a big deal
Condos within 5 minutes of a station sell for about 34% more per m² than those 11–15 minutes away, the third biggest gap among the wards. The Mita line stations in the north, such as Shimura-Sanchome and Hasune, are much cheaper (about ¥0.65–0.8M per m²) than Itabashikuyakushomae and Oyama on the south side (about ¥1.0M).
Flood risk in the north
About 40% of benchmark sites are in a flood zone, and about one in five is in a zone of 3 m or deeper. These are in the Takashimadaira and Shimura lowlands along the Arakawa river. The hills of the south are safer. Earthquake probability is near the ward average.
Living in Itabashi Ward: people, homes and risks
- Population 2025
- 595,000
- +1.8% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +3,862
- +6.49 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 11.7%
- 2.8% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥73k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 54.3%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 5.9
- per 1,000 residents in 2025 (3,492 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥4.2M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 90
- people here by day per 100 residents (2020 census)
- Foreign residents
- 6.5%
- 37,481 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 6.5
- per 10,000 residents; 40 hospitals, 349 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥538k/m²
- +8.3% in a year · +27.6% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 39.4%
- of 66 benchmark sites in a worst-case flood zone (19.7% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 66 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 Itabashi 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
¥22.0M
¥1.1M/m²
- Azusawa
- Shimura Sakaue · 9 min walk
- 1K · 20 m²
- Built 2007 (19 yrs) · RC
¥29.0M
¥1.2M/m²
- Itabashi
- Itabashikuyakushomae · 8 min walk
- 1K · 25 m²
- Built 2013 (13 yrs) · RC
¥51.0M
¥1.0M/m²
- Funado
- Ukimafunado · 8 min walk
- 2LDK · 50 m²
- Built 2017 (9 yrs) · RC
House
¥38.0M
¥475k/m²
- Akatsukashimmachi
- Chikatetsu Akatsuka · 3 min walk
- Land 125 m² · floor 80 m²
- Built 1988 (38 yrs) · Wood
¥68.0M
¥648k/m²
- Sakashita
- Shimura Sanchome · 8 min walk
- Land 70 m² · floor 105 m²
- Built 2026 (0 yrs) · Wood
¥130M
¥722k/m²
- Nishidai
- Tobu Nerima · 15 min walk
- Land 120 m² · floor 180 m²
- Built 2018 (7 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥18.0M | ¥41.0M |
| 2006 | ¥21.0M | ¥45.0M |
| 2007 | ¥23.0M | ¥46.0M |
| 2008 | ¥23.0M | ¥43.0M |
| 2009 | ¥21.0M | ¥41.0M |
| 2010 | ¥23.0M | ¥43.0M |
| 2011 | ¥23.5M | ¥43.0M |
| 2012 | ¥23.0M | ¥40.0M |
| 2013 | ¥21.0M | ¥42.0M |
| 2014 | ¥24.0M | ¥43.0M |
| 2015 | ¥24.0M | ¥43.0M |
| 2016 | ¥24.0M | ¥47.0M |
| 2017 | ¥25.0M | ¥50.0M |
| 2018 | ¥25.0M | ¥53.0M |
| 2019 | ¥25.0M | ¥49.0M |
| 2020 | ¥24.0M | ¥50.0M |
| 2021 | ¥25.0M | ¥56.0M |
| 2022 | ¥24.0M | ¥58.0M |
| 2023 | ¥25.0M | ¥62.0M |
| 2024 | ¥27.0M | ¥64.0M |
| 2025 | ¥28.0M | ¥69.0M |
| 2026 (partial) | ¥31.0M | ¥68.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥357k/m² | ¥424k/m² | ¥350k/m² |
| 2006 | ¥418k/m² | ¥450k/m² | ¥380k/m² |
| 2007 | ¥492k/m² | ¥473k/m² | ¥420k/m² |
| 2008 | ¥480k/m² | ¥463k/m² | ¥380k/m² |
| 2009 | ¥463k/m² | ¥422k/m² | ¥290k/m² |
| 2010 | ¥487k/m² | ¥438k/m² | ¥340k/m² |
| 2011 | ¥460k/m² | ¥440k/m² | ¥340k/m² |
| 2012 | ¥443k/m² | ¥421k/m² | ¥330k/m² |
| 2013 | ¥432k/m² | ¥427k/m² | ¥340k/m² |
| 2014 | ¥467k/m² | ¥439k/m² | ¥350k/m² |
| 2015 | ¥517k/m² | ¥441k/m² | ¥370k/m² |
| 2016 | ¥557k/m² | ¥447k/m² | ¥410k/m² |
| 2017 | ¥600k/m² | ¥486k/m² | ¥420k/m² |
| 2018 | ¥600k/m² | ¥489k/m² | ¥420k/m² |
| 2019 | ¥640k/m² | ¥509k/m² | ¥400k/m² |
| 2020 | ¥655k/m² | ¥521k/m² | ¥430k/m² |
| 2021 | ¥750k/m² | ¥547k/m² | ¥480k/m² |
| 2022 | ¥800k/m² | ¥549k/m² | ¥530k/m² |
| 2023 | ¥800k/m² | ¥569k/m² | ¥520k/m² |
| 2024 | ¥844k/m² | ¥607k/m² | ¥570k/m² |
| 2025 | ¥882k/m² | ¥617k/m² | ¥580k/m² |
| 2026 (partial) | ¥1.0M/m² | ¥588k/m² | ¥745k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥686k/m² |
| 1 | ¥1.1M/m² | ¥680k/m² |
| 2 | ¥1.1M/m² | ¥710k/m² |
| 3 | ¥1.0M/m² | ¥654k/m² |
| 4 | ¥1.0M/m² | ¥675k/m² |
| 5 | ¥960k/m² | ¥694k/m² |
| 6 | ¥1.0M/m² | ¥714k/m² |
| 7 | ¥960k/m² | ¥629k/m² |
| 8 | ¥920k/m² | ¥631k/m² |
| 9 | ¥920k/m² | ¥560k/m² |
| 10 | ¥920k/m² | ¥569k/m² |
| 11 | ¥920k/m² | ¥556k/m² |
| 12 | ¥920k/m² | ¥517k/m² |
| 13 | ¥950k/m² | ¥612k/m² |
| 14 | ¥900k/m² | ¥500k/m² |
| 15 | ¥927k/m² | ¥529k/m² |
| 16 | ¥943k/m² | ¥526k/m² |
| 17 | ¥867k/m² | ¥537k/m² |
| 18 | ¥800k/m² | ¥494k/m² |
| 19 | ¥778k/m² | ¥559k/m² |
| 20 | ¥787k/m² | ¥480k/m² |
| 21 | ¥714k/m² | ¥528k/m² |
| 22 | ¥707k/m² | ¥443k/m² |
| 23 | ¥728k/m² | ¥497k/m² |
| 24 | ¥723k/m² | ¥463k/m² |
| 25 | ¥700k/m² | ¥385k/m² |
| 26 | ¥667k/m² | ¥414k/m² |
| 27 | ¥640k/m² | ¥377k/m² |
| 28 | ¥600k/m² | ¥362k/m² |
| 29 | ¥635k/m² | ¥300k/m² |
| 30 | ¥580k/m² | ¥423k/m² |
| 31 | ¥636k/m² | ¥427k/m² |
| 32 | ¥572k/m² | ¥353k/m² |
| 33 | ¥545k/m² | ¥400k/m² |
| 34 | ¥520k/m² | ¥413k/m² |
| 35 | ¥550k/m² | ¥423k/m² |
| 36 | ¥537k/m² | ¥385k/m² |
| 37 | ¥550k/m² | ¥449k/m² |
| 38 | ¥584k/m² | ¥333k/m² |
| 39 | ¥600k/m² | ¥422k/m² |
| 40 | ¥600k/m² | ¥340k/m² |
| 41 | ¥560k/m² | ¥351k/m² |
| 42 | ¥483k/m² | ¥325k/m² |
| 43 | ¥474k/m² | ¥398k/m² |
| 44 | ¥500k/m² | ¥333k/m² |
| 45 | ¥500k/m² | ¥304k/m² |
| 46 | ¥457k/m² | ¥343k/m² |
| 47 | ¥444k/m² | ¥341k/m² |
| 48 | ¥380k/m² | ¥350k/m² |
| 49 | ¥371k/m² | ¥281k/m² |
| 50 | ¥364k/m² | ¥333k/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 | ¥275k/m² | ¥364k/m² | ¥767k/m² | – |
| 2006 | ¥300k/m² | ¥383k/m² | ¥850k/m² | – |
| 2007 | ¥345k/m² | ¥421k/m² | ¥950k/m² | – |
| 2008 | ¥360k/m² | ¥420k/m² | ¥920k/m² | – |
| 2009 | ¥291k/m² | ¥385k/m² | ¥800k/m² | – |
| 2010 | ¥327k/m² | ¥414k/m² | ¥723k/m² | – |
| 2011 | ¥324k/m² | ¥418k/m² | ¥550k/m² | ¥600k/m² |
| 2012 | ¥291k/m² | ¥400k/m² | ¥529k/m² | ¥775k/m² |
| 2013 | ¥280k/m² | ¥395k/m² | ¥548k/m² | ¥850k/m² |
| 2014 | ¥311k/m² | ¥433k/m² | ¥575k/m² | ¥714k/m² |
| 2015 | ¥320k/m² | ¥452k/m² | ¥600k/m² | ¥960k/m² |
| 2016 | ¥333k/m² | ¥477k/m² | ¥686k/m² | ¥880k/m² |
| 2017 | ¥333k/m² | ¥500k/m² | ¥693k/m² | ¥883k/m² |
| 2018 | ¥363k/m² | ¥513k/m² | ¥741k/m² | ¥843k/m² |
| 2019 | ¥367k/m² | ¥500k/m² | ¥800k/m² | ¥846k/m² |
| 2020 | ¥370k/m² | ¥520k/m² | ¥800k/m² | ¥880k/m² |
| 2021 | ¥400k/m² | ¥554k/m² | ¥840k/m² | ¥909k/m² |
| 2022 | ¥400k/m² | ¥567k/m² | ¥850k/m² | ¥880k/m² |
| 2023 | ¥427k/m² | ¥600k/m² | ¥860k/m² | ¥922k/m² |
| 2024 | ¥438k/m² | ¥633k/m² | ¥893k/m² | ¥1.0M/m² |
| 2025 | ¥475k/m² | ¥671k/m² | ¥954k/m² | ¥1.0M/m² |
| 2026 (partial) | ¥513k/m² | ¥745k/m² | ¥1.0M/m² | ¥1.1M/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 | – | ¥330k/m² | ¥475k/m² | – |
| 2006 | ¥320k/m² | ¥351k/m² | ¥506k/m² | – |
| 2007 | ¥358k/m² | ¥350k/m² | ¥518k/m² | – |
| 2008 | ¥350k/m² | ¥362k/m² | ¥500k/m² | – |
| 2009 | ¥267k/m² | ¥317k/m² | ¥462k/m² | – |
| 2010 | ¥267k/m² | ¥293k/m² | ¥484k/m² | ¥516k/m² |
| 2011 | ¥255k/m² | ¥316k/m² | ¥478k/m² | ¥480k/m² |
| 2012 | ¥247k/m² | ¥251k/m² | ¥400k/m² | ¥462k/m² |
| 2013 | ¥231k/m² | ¥313k/m² | ¥440k/m² | ¥468k/m² |
| 2014 | ¥244k/m² | ¥338k/m² | ¥390k/m² | ¥500k/m² |
| 2015 | ¥268k/m² | ¥355k/m² | ¥464k/m² | ¥491k/m² |
| 2016 | ¥239k/m² | ¥307k/m² | ¥432k/m² | ¥535k/m² |
| 2017 | ¥268k/m² | ¥389k/m² | ¥412k/m² | ¥567k/m² |
| 2018 | ¥283k/m² | ¥360k/m² | ¥445k/m² | ¥581k/m² |
| 2019 | ¥266k/m² | ¥367k/m² | ¥435k/m² | ¥579k/m² |
| 2020 | ¥272k/m² | ¥324k/m² | ¥435k/m² | ¥562k/m² |
| 2021 | ¥276k/m² | ¥342k/m² | ¥478k/m² | ¥577k/m² |
| 2022 | ¥300k/m² | ¥356k/m² | ¥524k/m² | ¥626k/m² |
| 2023 | ¥352k/m² | ¥405k/m² | ¥529k/m² | ¥590k/m² |
| 2024 | ¥328k/m² | ¥400k/m² | ¥538k/m² | ¥682k/m² |
| 2025 | ¥320k/m² | ¥464k/m² | ¥553k/m² | ¥594k/m² |
Prices near train stations in Itabashi 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) |
|---|---|---|---|---|---|---|
| Itabashihoncho (板橋本町) | ¥25.0M | ¥950k/m² | ¥66.0M | 5 | 304 | 35,317-3% vs 2019 |
| Tokiwadai(Tokyo) (ときわ台(東京)) | ¥26.0M | ¥864k/m² | ¥70.0M | 8 | 273 | 41,939-12% vs 2019 |
| Oyama(Tokyo) (大山(東京)) | ¥28.0M | ¥960k/m² | ¥81.0M | 7 | 272 | 46,657-10% vs 2019 |
| Itabashikuyakushomae (板橋区役所前) | ¥27.0M | ¥1.0M/m² | ¥75.0M | 6 | 261 | 33,494-5% vs 2019 |
| Kami Itabashi (上板橋) | ¥23.0M | ¥733k/m² | ¥63.5M | 8 | 257 | 48,520-7% vs 2019 |
| Shimura Sanchome (志村三丁目) | ¥31.0M | ¥645k/m² | ¥50.0M | 8 | 235 | 29,443-10% vs 2019 |
| Tobu Nerima (東武練馬) | ¥29.0M | ¥757k/m² | ¥53.0M | 10 | 208 | 54,406-10% vs 2019 |
| Shimura Sakaue (志村坂上) | ¥30.5M | ¥800k/m² | ¥76.0M | 7 | 205 | 28,843-7% vs 2019 |
| Hasune (蓮根) | ¥27.0M | ¥800k/m² | ¥63.5M | 7 | 197 | 18,624-4% vs 2019 |
| Kotake Mukaihara (小竹向原) | ¥28.0M | ¥960k/m² | ¥77.5M | 9 | 180 | 301,371-11% vs 2019 |
| Motohasunuma (本蓮沼) | ¥26.0M | ¥920k/m² | ¥63.0M | 6 | 161 | 23,943-8% vs 2019 |
| Naka Itabashi (中板橋) | ¥25.0M | ¥900k/m² | ¥67.0M | 8 | 159 | 26,869-8% vs 2019 |
| Takashimadaira (高島平) | ¥24.0M | ¥646k/m² | ¥59.5M | 7 | 149 | 26,750-13% vs 2019 |
| Narimasu (成増) | ¥41.0M | ¥830k/m² | ¥58.0M | 9 | 135 | 51,425-12% vs 2019 |
| Nishidai(Tokyo) (西台) | ¥23.0M | ¥664k/m² | ¥68.0M | 8 | 135 | 24,284-10% vs 2019 |
Used condo prices by layout in Itabashi Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥23.0M | 25 m² | 1095 |
| 3LDK | ¥47.0M | 65 m² | 631 |
| 2LDK | ¥36.0M | 55 m² | 379 |
| 1LDK | ¥30.0M | 40 m² | 144 |
| 1DK | ¥23.0M | 25 m² | 105 |
| 2DK | ¥20.0M | 40 m² | 73 |
| 4LDK | ¥58.5M | 85 m² | 42 |
| 1R | ¥10.9M | 15 m² | 34 |
How much does an apartment cost in Itabashi Ward?
The median used condo (mansion) in Itabashi Ward sold for ¥28.0M in 2025, about ¥882k/m², based on 871 recorded sales.
How much does a house cost in Itabashi Ward?
The median house sale, including the land, was ¥69.0M in 2025 across 380 sales.
Are property prices in Itabashi Ward going up?
Over the five years to 2025, condo prices per m² changed +34.8% and residential land prices changed +34.9%.
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.