Photo: Roppongi, Minato, Tokyo · Takashi Miyazaki / Unsplash

Koto Ward Housing Market 2026: Family Towers on Reclaimed Land

Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,453

In short

1
The 3LDK ward
Koto is the ward of Toyosu, Kiba and Kameido.
2
Prices rising faster than before
Condo prices per m² rose about 7% a year over the past five years, faster than the five years before.
3
Station distance matters a lot
Condos within 5 minutes of a station sell for about 26% more per m² than those 11–15 minutes away, one of the biggest gaps in Tokyo.
4
Big earthquake and flood exposure
Koto has the third highest earthquake probability of the 23 wards: about 82% for 6-lower or stronger in 30 years, and about 30% for 6-upper.

The answers, compared

What does a home cost?

¥40.0M

median used condo · ¥1.2M/m²

8% above the Tokyo median

11 of 47 areas in Tokyo, highest first

Are prices rising?

+40.0%

over 5 years

Faster than Tokyo (+26.5%)

11 of 50 areas in Tokyo, highest first

Can local earners afford it?

7.6× income

median price ÷ average taxable income

Harder than Tokyo (6.8×)

20 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)

28 of 50 areas in Tokyo, highest first

Are people moving in?

+5.5%

population, 2020–25

Faster than Tokyo (+1.4%)

3 of 50 areas in Tokyo, highest first

How risky is it?

82%

chance of strong shaking (6-lower+) in 30 years

Higher than Tokyo (53%)

3 of 50 areas in Tokyo, highest first

Rent in Koto Ward

The average private rental costs ¥104k a month (2023), +7.3% since 2018. Tokyo: ¥95k

Floor area	Typical layout	Average rent / month
under 30 m² studio / 1K	studio / 1K	¥81k vs 2018 +3.8% · Tokyo: ¥70k
30–49 m² 1LDK / 2DK	1LDK / 2DK	¥106k vs 2018 +8.6% · Tokyo: ¥99k
50–69 m² 2LDK / 3DK	2LDK / 3DK	¥145k vs 2018 +19.6% · Tokyo: ¥126k
70–99 m² 3LDK / family	3LDK / family	¥176k vs 2018 +12.5% · Tokyo: ¥155k
100–149 m² mostly houses	mostly houses	¥155k vs 2018 +20.1% · Tokyo: ¥191k
150 m² + mostly houses	mostly houses	¥84k vs 2018 +10.0% · Tokyo: ¥271k

Rent per m²: ¥3,175; median, per month · Tokyo: ¥2,800; The median used condo (¥40.0M, 50 m²) costs about 23 years of average rent for a similar-sized home (¥145k 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. 88,560 rented homes.

The 3LDK ward

Koto is the ward of Toyosu, Kiba and Kameido. Its most traded home is a 70 m² 3LDK, not a studio, and about 37% of condo sales are family-sized, one of the highest shares among the 23 wards. The median 3LDK sold for about ¥64M. Population grew 5.5% between 2020 and 2025, third among the wards, and households grew 12%.

Prices rising faster than before

Condo prices per m² rose about 7% a year over the past five years, faster than the five years before. At about ¥1.2M per m² Koto is a little above the Tokyo average. Benchmark residential land rose 11.5% in the past year.

Station distance matters a lot

Condos within 5 minutes of a station sell for about 26% more per m² than those 11–15 minutes away, one of the biggest gaps in Tokyo. Toyosu, Monzen-Nakacho and Kiyosumi-Shirakawa are the priciest stations at about ¥1.2–1.3M per m². Minami-Sunamachi, often 12 minutes or more from the station, is the cheapest at about ¥750k.

Big earthquake and flood exposure

Koto has the third highest earthquake probability of the 23 wards: about 82% for 6-lower or stronger in 30 years, and about 30% for 6-upper. Much of it is reclaimed land. 93% of benchmark sites are in the worst-case flood zone, and almost half in zones of 3 m or deeper, mainly in the low eastern areas around Kameido and Ojima. Newer towers on the bay are built higher, but check the hazard map for each address.

Renewal

Part of Koto's waterfront is in the Central Tokyo and Waterfront renewal area, which is why Toyosu and Ariake keep adding towers. Vacancy is the lowest of the 23 wards.

Living in Koto Ward: people, homes and risks

Population 2025: 553,358; +5.5% since 2020; Tokyo: +1.4%
Net moves in 2025: +1,011; +1.83 per 1,000 residents; Tokyo: +4.58
Vacant homes (2023): 9.0%; 2.3% empty and not for rent or sale; Tokyo: 10.9%
Median rent (2023): ¥85k; per month, all rented homes; Tokyo: ¥78k
Strong earthquake risk: 81.5%; chance of shaking of intensity 6-lower or more within 30 years; Tokyo: 52.8%
Reported crime: 6.3; per 1,000 residents in 2025 (3,456 crimes recorded by the Tokyo police); Tokyo: 6.9
Average income per taxpayer: ¥5.3M; taxable income in 2023; Tokyo: ¥5.4M
Daytime population: 121; people here by day per 100 residents (2020 census)
Foreign residents: 7.3%; 39,561 registered residents in 2024; Tokyo: 5.2%
Clinics: 7.7; per 10,000 residents; 18 hospitals, 303 dental clinics (2020); Tokyo: 9.8
Official land price 2026: ¥637k/m²; +11.5% in a year · +36.6% in 5 years; Tokyo: ¥407k/m²
Flood exposure: 93.0%; of 43 benchmark sites in a worst-case flood zone (46.5% 3 m or deeper); Tokyo: 42.5%
Landslide exposure: 0.0%; of 43 benchmark sites in a landslide warning area; Tokyo: 0.8%

Urban renewal zones

Areas designated by the national government for priority redevelopment, with relaxed planning rules and financial support for large projects.

Central Tokyo and Waterfront · 2043 ha · designated 2002 · Specified zone (highest priority)

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 Koto 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

Lower-priced2026 Q2

¥28.0M

¥1.1M/m²

Mori
Sumiyoshi(Tokyo) · 7 min walk
1K · 25 m²
Built 2019 (7 yrs) · RC

Typical2026 Q1

¥42.0M

¥700k/m²

Edagawa
Toyosu · 15 min walk
3LDK · 60 m²
Built 1983 (43 yrs) · SRC

Higher-priced2026 Q1

¥92.0M

¥1.1M/m²

Ojima
Sumiyoshi(Tokyo) · 6 min walk
3LDK · 85 m²
Built 1997 (29 yrs) · RC

House

Lower-priced2026 Q2

¥46.0M

¥511k/m²

Higashisuna
Minami Sunamachi · 13 min walk
Land 50 m² · floor 90 m²
Built 2017 (9 yrs) · Wood

Typical2026 Q1

¥70.0M

¥667k/m²

Higashisuna
Minami Sunamachi · 20 min walk
Land 65 m² · floor 105 m²
Built 2025 (1 yrs) · Wood

Higher-priced2026 Q2

¥170M

¥739k/m²

Minamisuna
Toyocho · 19 min walk
Land 185 m² · floor 230 m²
Built 2017 (9 yrs) · Steel

Median transaction price by year

Show data table

Year	Condo	House
2005	¥22.0M	¥51.0M
2006	¥22.0M	¥55.0M
2007	¥24.0M	¥57.0M
2008	¥29.5M	¥53.0M
2009	¥27.0M	¥47.0M
2010	¥27.0M	¥50.0M
2011	¥33.0M	¥45.5M
2012	¥28.0M	¥43.0M
2013	¥30.0M	¥48.0M
2014	¥30.0M	¥45.0M
2015	¥30.0M	¥48.0M
2016	¥34.0M	¥52.5M
2017	¥35.0M	¥60.0M
2018	¥35.0M	¥61.0M
2019	¥34.0M	¥57.0M
2020	¥35.0M	¥52.5M
2021	¥37.0M	¥60.0M
2022	¥37.0M	¥64.0M
2023	¥40.0M	¥70.0M
2024	¥42.0M	¥74.0M
2025	¥40.0M	¥68.5M
2026 (partial)	¥47.0M	¥87.0M

Median price per m² by yearHouses are the better deal on space — A m² of house floor space costs about 38% less than a m² of condo, even though the house price includes land. If you need room more than convenience, a house buys considerably more space. That gap has widened over the decade as condo prices pulled ahead.

Show data table

Year	Condo	House	Land
2005	¥387k/m²	¥478k/m²	¥395k/m²
2006	¥445k/m²	¥425k/m²	¥440k/m²
2007	¥488k/m²	¥505k/m²	¥570k/m²
2008	¥523k/m²	¥463k/m²	¥505k/m²
2009	¥486k/m²	¥440k/m²	¥400k/m²
2010	¥560k/m²	¥453k/m²	¥420k/m²
2011	¥571k/m²	¥442k/m²	¥440k/m²
2012	¥509k/m²	¥407k/m²	¥440k/m²
2013	¥520k/m²	¥444k/m²	¥455k/m²
2014	¥569k/m²	¥415k/m²	¥430k/m²
2015	¥630k/m²	¥471k/m²	¥500k/m²
2016	¥680k/m²	¥495k/m²	¥550k/m²
2017	¥700k/m²	¥520k/m²	¥575k/m²
2018	¥727k/m²	¥552k/m²	¥630k/m²
2019	¥750k/m²	¥560k/m²	¥630k/m²
2020	¥829k/m²	¥533k/m²	¥640k/m²
2021	¥900k/m²	¥583k/m²	¥850k/m²
2022	¥950k/m²	¥632k/m²	¥730k/m²
2023	¥1.0M/m²	¥644k/m²	¥800k/m²
2024	¥1.1M/m²	¥674k/m²	¥860k/m²
2025	¥1.2M/m²	¥706k/m²	¥965k/m²
2026 (partial)	¥1.2M/m²	¥860k/m²	¥1.0M/m²

Price per m² by building age (2021–2025 sales)How condos age here — In recent sales, condos lose about a quarter of their per-m² value by around 20 years old and half by around 39. Prices keep falling by roughly 2% a year even after 25 years, so older condos here are cheap for a reason. Check the repair fund and rebuild plans.Houses bottom out at around 26 years — House prices per m² drop about 42% from new by age 26, then flatten, because by then buyers are mostly paying for the land. A house older than that costs little more than its plot, a good option if you plan to renovate or rebuild.

Show data table

Building age (years)	Condo	House
0	¥1.2M/m²	¥716k/m²
1	¥1.4M/m²	¥846k/m²
2	¥1.3M/m²	–
3	¥1.2M/m²	¥909k/m²
4	¥1.3M/m²	–
5	¥1.2M/m²	–
6	¥1.2M/m²	¥723k/m²
7	¥1.1M/m²	–
8	¥1.1M/m²	¥655k/m²
9	¥1.1M/m²	¥626k/m²
10	¥1.1M/m²	–
11	¥1.1M/m²	–
12	¥1.1M/m²	–
13	¥1.1M/m²	–
14	¥1.1M/m²	–
15	¥1.1M/m²	–
16	¥1.1M/m²	¥643k/m²
17	¥1.0M/m²	–
18	¥1.0M/m²	–
19	¥1.1M/m²	–
20	¥929k/m²	¥675k/m²
21	¥907k/m²	¥728k/m²
22	¥915k/m²	–
23	¥888k/m²	–
24	¥815k/m²	–
25	¥833k/m²	–
26	¥831k/m²	¥492k/m²
27	¥774k/m²	–
28	¥894k/m²	–
29	¥945k/m²	¥446k/m²
30	¥867k/m²	¥579k/m²
31	¥667k/m²	–
32	¥683k/m²	¥375k/m²
33	¥644k/m²	¥389k/m²
34	¥670k/m²	–
35	¥653k/m²	¥474k/m²
36	¥667k/m²	¥357k/m²
37	¥691k/m²	¥491k/m²
38	¥646k/m²	¥405k/m²
39	¥625k/m²	–
40	¥614k/m²	¥507k/m²
41	¥617k/m²	¥271k/m²
42	¥600k/m²	¥380k/m²
43	¥617k/m²	¥591k/m²
44	¥636k/m²	¥464k/m²
45	¥609k/m²	–
46	¥714k/m²	¥523k/m²
47	¥540k/m²	¥444k/m²
48	¥582k/m²	–
49	¥618k/m²	¥317k/m²
50	¥600k/m²	¥464k/m²

Condo price per m² by construction periodBuilding age matters less than location — Over the last decade, pre-1981 condos have appreciated at about the same pace as 2000s buildings (around 4.9% a year), so in this market location matters more than building age. Pre-1981 buildings, built before the current earthquake standard, trade about 15% below 1980s–90s buildings.

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	¥290k/m²	¥366k/m²	¥573k/m²	–
2006	¥320k/m²	¥376k/m²	¥1.0M/m²	–
2007	¥340k/m²	¥424k/m²	¥817k/m²	–
2008	¥364k/m²	¥455k/m²	¥688k/m²	–
2009	¥334k/m²	¥414k/m²	¥657k/m²	–
2010	¥380k/m²	¥433k/m²	¥750k/m²	–
2011	¥356k/m²	¥440k/m²	¥700k/m²	¥1.1M/m²
2012	¥358k/m²	¥414k/m²	¥600k/m²	¥920k/m²
2013	¥345k/m²	¥440k/m²	¥629k/m²	¥724k/m²
2014	¥369k/m²	¥463k/m²	¥686k/m²	¥890k/m²
2015	¥400k/m²	¥475k/m²	¥760k/m²	¥1.0M/m²
2016	¥446k/m²	¥533k/m²	¥786k/m²	¥963k/m²
2017	¥473k/m²	¥533k/m²	¥800k/m²	¥909k/m²
2018	¥491k/m²	¥554k/m²	¥850k/m²	¥960k/m²
2019	¥460k/m²	¥560k/m²	¥850k/m²	¥960k/m²
2020	¥539k/m²	¥578k/m²	¥880k/m²	¥1.0M/m²
2021	¥527k/m²	¥625k/m²	¥976k/m²	¥1.0M/m²
2022	¥600k/m²	¥680k/m²	¥1.0M/m²	¥1.1M/m²
2023	¥608k/m²	¥709k/m²	¥1.0M/m²	¥1.2M/m²
2024	¥636k/m²	¥733k/m²	¥1.1M/m²	¥1.2M/m²
2025	¥667k/m²	¥785k/m²	¥1.2M/m²	¥1.3M/m²
2026 (partial)	¥817k/m²	¥833k/m²	¥1.3M/m²	¥1.4M/m²

House price per m² by construction period

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	–	–	¥547k/m²	–
2006	–	¥362k/m²	¥520k/m²	–
2007	–	¥355k/m²	¥563k/m²	–
2008	–	¥361k/m²	¥563k/m²	–
2009	–	¥304k/m²	¥506k/m²	–
2010	–	¥300k/m²	¥511k/m²	–
2011	–	¥314k/m²	–	¥490k/m²
2012	¥246k/m²	¥257k/m²	–	¥482k/m²
2013	–	¥313k/m²	–	¥525k/m²
2014	–	¥264k/m²	–	¥516k/m²
2015	¥353k/m²	¥321k/m²	–	¥511k/m²
2016	¥366k/m²	¥345k/m²	–	¥545k/m²
2017	–	¥365k/m²	–	¥632k/m²
2018	¥289k/m²	¥370k/m²	¥560k/m²	¥653k/m²
2019	¥394k/m²	¥485k/m²	–	¥615k/m²
2020	–	¥361k/m²	–	¥588k/m²
2021	¥340k/m²	¥500k/m²	–	¥689k/m²
2022	¥301k/m²	¥435k/m²	–	¥767k/m²
2023	¥433k/m²	¥396k/m²	–	–
2024	¥484k/m²	¥428k/m²	–	–
2025	¥559k/m²	¥542k/m²	–	¥782k/m²

Prices near train stations in Koto 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)
Kameido (亀戸)	¥29.0M	¥1.0M/m²	¥69.0M	8	497	130,374-9% vs 2019
Toyosu (豊洲)	¥90.0M	¥1.3M/m²	–	7	354	235,987-8% vs 2019
Minami Sunamachi (南砂町)	¥39.0M	¥754k/m²	¥56.5M	12	341	58,300-4% vs 2019
Ojima(Tokyo) (大島(東京))	¥34.0M	¥822k/m²	¥54.0M	7	311	30,671-10% vs 2019
Toyocho (東陽町)	¥40.0M	¥814k/m²	¥185M	7	305	111,204-9% vs 2019
Kiba (木場)	¥37.5M	¥1.1M/m²	¥104M	7	250	69,105-11% vs 2019
Monzen Nakacho (門前仲町)	¥35.0M	¥1.2M/m²	¥190M	6	247	177,594-14% vs 2019
Kiyosumi Shirakawa (清澄白河)	¥38.0M	¥1.2M/m²	¥130M	6	226	93,138-9% vs 2019
Sumiyoshi(Tokyo) (住吉(東京))	¥40.0M	¥1.1M/m²	¥100M	7	226	92,207-12% vs 2019
Nishi Ojima (西大島)	¥41.0M	¥1.0M/m²	¥56.5M	7	195	26,736-10% vs 2019
Higashi Ojima (東大島)	¥34.0M	¥700k/m²	¥54.0M	10	192	29,477-9% vs 2019
Morishita(Tokyo) (森下(東京))	¥31.0M	¥1.2M/m²	¥190M	3	145	70,246-54% vs 2019
Tatsumi (辰巳)	¥75.0M	¥1.0M/m²	–	9	128	27,148-11% vs 2019
Ariake Tennis no Mori (有明テニスの森)	¥80.0M	¥1.3M/m²	–	8	120	8,148+62% vs 2019
Shiomi(Tokyo) (潮見)	¥33.5M	¥1.0M/m²	–	4	73	29,668+9% vs 2019

Used condo prices by layout in Koto Ward

Sales from 2023–2025.

Layout	Median used condo price	Typical size	Sales
3LDK	¥64.0M	70 m²	1105
1K	¥27.0M	25 m²	986
2LDK	¥67.0M	60 m²	617
1LDK	¥44.0M	40 m²	193
1DK	¥32.0M	25 m²	115
4LDK	¥74.0M	80 m²	73
2DK	¥35.0M	45 m²	56
2LDK+S	¥43.0M	60 m²	23

How much does an apartment cost in Koto Ward?

The median used condo (mansion) in Koto Ward sold for ¥40.0M in 2025, about ¥1.2M/m², based on 1171 recorded sales.

How much does a house cost in Koto Ward?

The median house sale, including the land, was ¥68.5M in 2025 across 196 sales.

Are property prices in Koto Ward going up?

Over the five years to 2025, condo prices per m² changed +40.0% and residential land prices changed +50.8%.

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.