Kita Ward Housing Market 2026: Affordable, Popular, and Partly on the Floodplain
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 843
In short
- 1People are moving in
Kita, around Akabane and Oji, is one of the most popular wards for movers: in 2025 it had a net inflow from the rest of Japan of about 8.7 per 1,000 residents, third among the 23 wards.
- 2Below the Tokyo average
Condos cost about ¥1.0M per m², about 0.9 times the Tokyo average and 16th among the wards.
- 3Family homes are common
The most traded home is a 25 m² 1K at about ¥25M, but 3LDKs at about ¥57M come second, and a quarter of condo sales are family-sized.
- 4Station distance matters a lot
Condos within 5 minutes of a station sell for about 24% more per m² than those 11–15 minutes away, one of the biggest gaps in the wards.
- 5Flood risk in the east
About two-thirds of Kita's benchmark sites are in the worst-case flood zone, and more than a third are in zones of 3 m or deeper.
The answers, compared
What does a home cost?
¥36.0M
median used condo · ¥1.0M/m²
3% below the Tokyo median
17 of 47 areas in Tokyo, highest first
Are prices rising?
+38.7%
over 5 years
Faster than Tokyo (+26.5%)
14 of 50 areas in Tokyo, highest first
Can local earners afford it?
8.2× income
median price ÷ average taxable income
Harder than Tokyo (6.8×)
13 of 50 areas in Tokyo, highest first
Rent or buy?
39years of rent
median price ÷ a year of median rent
In line with Tokyo (39)
26 of 50 areas in Tokyo, highest first
Are people moving in?
+3.7%
population, 2020–25
Faster than Tokyo (+1.4%)
8 of 50 areas in Tokyo, highest first
How risky is it?
63%
chance of strong shaking (6-lower+) in 30 years
Higher than Tokyo (53%)
8 of 50 areas in Tokyo, highest first
Rent in Kita Ward
The average private rental costs ¥88k a month (2023), +7.0% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Kita WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥71k vs 2018 +6.9% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥92k vs 2018 +9.6% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥129k vs 2018 +15.4% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥141k vs 2018 +12.3% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥104k vs 2018 -18.7% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥105k vs 2018 +47.2% · Tokyo: ¥271k |
- Rent per m²
- ¥2,856
- median, per month · Tokyo: ¥2,800
- The median used condo (¥36.0M, 40 m²) costs about 33 years of average rent for a similar-sized home (¥92k 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. 76,990 rented homes.
People are moving in
Kita, around Akabane and Oji, is one of the most popular wards for movers: in 2025 it had a net inflow from the rest of Japan of about 8.7 per 1,000 residents, third among the 23 wards. Population grew 3.7% between 2020 and 2025.
Below the Tokyo average
Condos cost about ¥1.0M per m², about 0.9 times the Tokyo average and 16th among the wards. The median condo sold for about ¥36M. Prices per m² rose about 5.4% a year over the past five years, a little slower than before. Benchmark residential land rose 11% in the past year.
Family homes are common
The most traded home is a 25 m² 1K at about ¥25M, but 3LDKs at about ¥57M come second, and a quarter of condo sales are family-sized. Akabane, Oji and Higashi-Jujo are the busiest stations; Kita-Akabane is the cheapest.
Station distance matters a lot
Condos within 5 minutes of a station sell for about 24% more per m² than those 11–15 minutes away, one of the biggest gaps in the wards.
Flood risk in the east
About two-thirds of Kita's benchmark sites are in the worst-case flood zone, and more than a third are in zones of 3 m or deeper. They are in the lowlands along the Arakawa river, such as around Akabane-Iwabuchi and Shimo; the hills near Oji and Tabata are higher. Earthquake probability (about 63%) is above the ward average. A median condo costs about 39 years of median rent, the Tokyo average.
Living in Kita Ward: people, homes and risks
- Population 2025
- 368,290
- +3.7% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +3,199
- +8.69 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 11.9%
- 2.0% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥77k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 63.2%
- 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 (2,442 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥4.4M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 94
- people here by day per 100 residents (2020 census)
- Foreign residents
- 8.7%
- 31,471 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 8.0
- per 10,000 residents; 19 hospitals, 238 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥632k/m²
- +11.3% in a year · +37.5% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 66.7%
- of 54 benchmark sites in a worst-case flood zone (37.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 54 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 Kita 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
¥26.0M
¥1.0M/m²
- Kishimachi
- Oji(Tokyo) · 3 min walk
- 1K · 25 m²
- Built 2010 (16 yrs) · RC
¥36.0M
¥1.4M/m²
- Akabane
- Akabane · 6 min walk
- 1DK · 25 m²
- Built 2021 (5 yrs) · RC
¥68.0M
¥1.4M/m²
- Higashitabata
- Tabata(Tokyo) · 3 min walk
- 2LDK · 50 m²
- Built 2019 (7 yrs) · RC
House
¥40.0M
¥471k/m²
- Sakaecho
- Kajiwara · 3 min walk
- Land 45 m² · floor 85 m²
- Built 1993 (33 yrs) · Steel
¥62.0M
¥729k/m²
- Akabanekita
- Kita Akabane · 9 min walk
- Land 65 m² · floor 85 m²
- Built 2025 (1 yrs) · Wood
¥130M
¥867k/m²
- Tabata
- Tabata(Tokyo) · 6 min walk
- Land 260 m² · floor 150 m²
- Built 1999 (26 yrs)
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥12.0M | ¥45.0M |
| 2006 | ¥22.0M | ¥42.0M |
| 2007 | ¥24.0M | ¥49.0M |
| 2008 | ¥25.0M | ¥44.0M |
| 2009 | ¥24.0M | ¥42.0M |
| 2010 | ¥24.0M | ¥40.0M |
| 2011 | ¥23.5M | ¥40.0M |
| 2012 | ¥26.0M | ¥41.0M |
| 2013 | ¥23.0M | ¥38.0M |
| 2014 | ¥25.0M | ¥41.0M |
| 2015 | ¥27.0M | ¥43.0M |
| 2016 | ¥27.0M | ¥47.0M |
| 2017 | ¥27.0M | ¥50.0M |
| 2018 | ¥28.0M | ¥50.0M |
| 2019 | ¥29.0M | ¥51.0M |
| 2020 | ¥28.0M | ¥52.0M |
| 2021 | ¥29.5M | ¥52.0M |
| 2022 | ¥28.0M | ¥60.0M |
| 2023 | ¥31.0M | ¥63.0M |
| 2024 | ¥32.0M | ¥61.0M |
| 2025 | ¥36.0M | ¥64.0M |
| 2026 (partial) | ¥35.5M | ¥67.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥457k/m² | ¥415k/m² | ¥375k/m² |
| 2006 | ¥624k/m² | ¥421k/m² | ¥360k/m² |
| 2007 | ¥840k/m² | ¥442k/m² | ¥450k/m² |
| 2008 | ¥583k/m² | ¥445k/m² | ¥405k/m² |
| 2009 | ¥492k/m² | ¥460k/m² | ¥340k/m² |
| 2010 | ¥533k/m² | ¥429k/m² | ¥360k/m² |
| 2011 | ¥531k/m² | ¥400k/m² | ¥380k/m² |
| 2012 | ¥500k/m² | ¥427k/m² | ¥340k/m² |
| 2013 | ¥517k/m² | ¥422k/m² | ¥370k/m² |
| 2014 | ¥538k/m² | ¥413k/m² | ¥390k/m² |
| 2015 | ¥571k/m² | ¥461k/m² | ¥400k/m² |
| 2016 | ¥662k/m² | ¥506k/m² | ¥420k/m² |
| 2017 | ¥720k/m² | ¥540k/m² | ¥480k/m² |
| 2018 | ¥760k/m² | ¥500k/m² | ¥480k/m² |
| 2019 | ¥754k/m² | ¥501k/m² | ¥550k/m² |
| 2020 | ¥750k/m² | ¥552k/m² | ¥540k/m² |
| 2021 | ¥835k/m² | ¥560k/m² | ¥550k/m² |
| 2022 | ¥886k/m² | ¥629k/m² | ¥575k/m² |
| 2023 | ¥923k/m² | ¥667k/m² | ¥600k/m² |
| 2024 | ¥920k/m² | ¥649k/m² | ¥650k/m² |
| 2025 | ¥1.0M/m² | ¥680k/m² | ¥650k/m² |
| 2026 (partial) | ¥1.1M/m² | ¥713k/m² | ¥660k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥719k/m² |
| 1 | ¥1.2M/m² | ¥691k/m² |
| 2 | ¥1.2M/m² | ¥803k/m² |
| 3 | ¥1.1M/m² | ¥751k/m² |
| 4 | ¥1.1M/m² | ¥675k/m² |
| 5 | ¥1.1M/m² | – |
| 6 | ¥1.1M/m² | ¥629k/m² |
| 7 | ¥1.0M/m² | ¥697k/m² |
| 8 | ¥1.0M/m² | – |
| 9 | ¥992k/m² | – |
| 10 | ¥1.0M/m² | – |
| 11 | ¥1.0M/m² | – |
| 12 | ¥1.0M/m² | – |
| 13 | ¥933k/m² | – |
| 14 | ¥920k/m² | – |
| 15 | ¥928k/m² | – |
| 16 | ¥954k/m² | – |
| 17 | ¥920k/m² | ¥635k/m² |
| 18 | ¥886k/m² | ¥623k/m² |
| 19 | ¥875k/m² | – |
| 20 | ¥793k/m² | – |
| 21 | ¥780k/m² | – |
| 22 | ¥750k/m² | – |
| 23 | ¥733k/m² | – |
| 24 | ¥838k/m² | – |
| 25 | ¥777k/m² | – |
| 26 | ¥727k/m² | – |
| 27 | ¥808k/m² | ¥482k/m² |
| 28 | ¥800k/m² | – |
| 29 | ¥723k/m² | ¥517k/m² |
| 30 | ¥800k/m² | – |
| 31 | ¥742k/m² | ¥411k/m² |
| 32 | ¥800k/m² | ¥452k/m² |
| 33 | ¥727k/m² | ¥564k/m² |
| 34 | ¥620k/m² | ¥497k/m² |
| 35 | ¥633k/m² | – |
| 36 | ¥656k/m² | ¥421k/m² |
| 37 | ¥600k/m² | ¥343k/m² |
| 38 | ¥612k/m² | – |
| 39 | ¥695k/m² | ¥475k/m² |
| 40 | ¥523k/m² | – |
| 41 | ¥623k/m² | – |
| 42 | ¥554k/m² | ¥402k/m² |
| 43 | ¥554k/m² | ¥349k/m² |
| 44 | ¥633k/m² | – |
| 46 | ¥581k/m² | – |
| 47 | ¥500k/m² | ¥277k/m² |
| 48 | ¥470k/m² | ¥500k/m² |
| 49 | ¥667k/m² | ¥407k/m² |
| 50 | ¥545k/m² | ¥379k/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 | – | ¥455k/m² | – | – |
| 2006 | – | ¥455k/m² | ¥950k/m² | – |
| 2007 | – | ¥471k/m² | ¥1.0M/m² | – |
| 2008 | ¥391k/m² | ¥473k/m² | ¥960k/m² | – |
| 2009 | – | ¥441k/m² | ¥867k/m² | – |
| 2010 | – | ¥450k/m² | ¥750k/m² | – |
| 2011 | – | ¥480k/m² | ¥592k/m² | ¥1.0M/m² |
| 2012 | – | ¥431k/m² | ¥550k/m² | ¥760k/m² |
| 2013 | ¥342k/m² | ¥425k/m² | ¥582k/m² | ¥920k/m² |
| 2014 | – | ¥462k/m² | ¥629k/m² | ¥920k/m² |
| 2015 | ¥400k/m² | ¥509k/m² | ¥633k/m² | ¥957k/m² |
| 2016 | ¥500k/m² | ¥539k/m² | ¥771k/m² | ¥923k/m² |
| 2017 | – | ¥569k/m² | ¥800k/m² | ¥1.0M/m² |
| 2018 | – | ¥615k/m² | ¥800k/m² | ¥920k/m² |
| 2019 | – | ¥562k/m² | ¥840k/m² | ¥940k/m² |
| 2020 | ¥500k/m² | ¥593k/m² | ¥836k/m² | ¥945k/m² |
| 2021 | ¥521k/m² | ¥622k/m² | ¥869k/m² | ¥969k/m² |
| 2022 | ¥471k/m² | ¥680k/m² | ¥882k/m² | ¥1.0M/m² |
| 2023 | ¥533k/m² | ¥733k/m² | ¥900k/m² | ¥1.0M/m² |
| 2024 | ¥611k/m² | ¥733k/m² | ¥920k/m² | ¥1.0M/m² |
| 2025 | ¥618k/m² | ¥800k/m² | ¥993k/m² | ¥1.1M/m² |
| 2026 (partial) | – | ¥759k/m² | ¥1.1M/m² | ¥1.2M/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 | – | ¥333k/m² | ¥500k/m² | – |
| 2006 | ¥277k/m² | ¥357k/m² | ¥513k/m² | – |
| 2007 | ¥284k/m² | ¥362k/m² | ¥522k/m² | – |
| 2008 | – | ¥360k/m² | ¥554k/m² | – |
| 2009 | – | ¥322k/m² | ¥510k/m² | – |
| 2010 | ¥327k/m² | ¥338k/m² | ¥509k/m² | – |
| 2011 | ¥287k/m² | ¥266k/m² | – | ¥488k/m² |
| 2012 | – | ¥280k/m² | – | ¥471k/m² |
| 2013 | ¥261k/m² | ¥275k/m² | – | ¥474k/m² |
| 2014 | ¥292k/m² | ¥313k/m² | – | ¥500k/m² |
| 2015 | ¥246k/m² | ¥343k/m² | – | ¥523k/m² |
| 2016 | – | ¥331k/m² | ¥492k/m² | ¥567k/m² |
| 2017 | ¥359k/m² | ¥417k/m² | – | ¥585k/m² |
| 2018 | ¥306k/m² | ¥396k/m² | – | ¥657k/m² |
| 2019 | – | ¥411k/m² | – | ¥622k/m² |
| 2020 | – | ¥385k/m² | – | ¥617k/m² |
| 2021 | ¥289k/m² | ¥476k/m² | – | ¥591k/m² |
| 2022 | ¥375k/m² | ¥452k/m² | – | – |
| 2023 | – | ¥476k/m² | – | – |
| 2024 | ¥385k/m² | ¥422k/m² | – | ¥707k/m² |
| 2025 | ¥447k/m² | ¥493k/m² | – | – |
Prices near train stations in Kita 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) |
|---|---|---|---|---|---|---|
| Oji(Tokyo) (王子) | ¥32.0M | ¥980k/m² | ¥69.5M | 8 | 280 | 171,699-11% vs 2019 |
| Akabane (赤羽) | ¥33.0M | ¥960k/m² | ¥70.0M | 6 | 208 | 183,284-6% vs 2019 |
| Higashi Jujo (東十条) | ¥27.0M | ¥1.0M/m² | ¥64.0M | 6 | 191 | 44,082-9% vs 2019 |
| Oji Kamiya (王子神谷) | ¥43.0M | ¥929k/m² | ¥54.0M | 6 | 190 | 34,794-7% vs 2019 |
| Kita Akabane (北赤羽) | ¥45.0M | ¥829k/m² | ¥52.0M | 5 | 161 | 35,908-6% vs 2019 |
| Nishi Sugamo (西巣鴨) | ¥27.0M | ¥960k/m² | ¥57.5M | 6 | 131 | 28,375-6% vs 2019 |
| Tabata(Tokyo) (田端) | ¥30.0M | ¥1.1M/m² | ¥86.0M | 8 | 130 | 78,462-17% vs 2019 |
| Akabane Iwabuchi (赤羽岩淵) | ¥35.0M | ¥1.0M/m² | ¥54.0M | 3 | 98 | 89,097-11% vs 2019 |
| Shimo (志茂) | ¥30.0M | ¥920k/m² | ¥65.0M | 6 | 98 | 14,514+5% vs 2019 |
| Jujo(Tokyo) (十条(東京)) | ¥38.0M | ¥1.1M/m² | ¥62.0M | 9 | 89 | 66,724-10% vs 2019 |
| Komagome (駒込) | ¥35.0M | ¥1.1M/m² | ¥120M | 6 | 82 | 121,822-13% vs 2019 |
| Itabashi (板橋) | ¥28.0M | ¥1.0M/m² | ¥50.0M | 5 | 73 | 63,704-8% vs 2019 |
| Ukimafunado (浮間舟渡) | ¥35.0M | ¥672k/m² | – | 10 | 52 | 42,462-4% vs 2019 |
| Kami Nakazato (上中里) | – | – | ¥62.0M | 6 | 47 | 13,790-14% vs 2019 |
| Nishigahara (西ケ原) | ¥60.0M | ¥969k/m² | ¥53.5M | 5 | 41 | 8,735-1% vs 2019 |
Used condo prices by layout in Kita Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥25.0M | 25 m² | 499 |
| 3LDK | ¥57.0M | 65 m² | 296 |
| 2LDK | ¥47.0M | 50 m² | 230 |
| 1LDK | ¥39.0M | 40 m² | 99 |
| 1DK | ¥30.5M | 30 m² | 52 |
| 2DK | ¥33.0M | 45 m² | 43 |
| 4LDK | ¥61.0M | 80 m² | 24 |
| 1R | ¥13.0M | 15 m² | 21 |
How much does an apartment cost in Kita Ward?
The median used condo (mansion) in Kita Ward sold for ¥36.0M in 2025, about ¥1.0M/m², based on 459 recorded sales.
How much does a house cost in Kita Ward?
The median house sale, including the land, was ¥64.0M in 2025 across 237 sales.
Are property prices in Kita Ward going up?
Over the five years to 2025, condo prices per m² changed +38.7% and residential land prices changed +20.4%.
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.