Nerima Ward Housing Market 2026: The Safest Ward, and Lots of Houses
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,756
In short
- 1A suburban ward
Nerima is the second most populous ward (about 760,000 people), with gardens, farms and many detached houses.
- 2Studios near stations, family homes farther out
The most traded condo is a 20 m² 1K at about ¥22M, followed by 3LDKs at about ¥52M.
- 3The lowest risk in the 23 wards
Nerima has the lowest earthquake probability of the 23 wards, about 44% for 6-lower in 30 years.
The answers, compared
What does a home cost?
¥29.0M
median used condo · ¥920k/m²
14% below the Tokyo median
21 of 47 areas in Tokyo, highest first
Are prices rising?
+28.8%
over 5 years
Faster than Tokyo (+26.5%)
32 of 50 areas in Tokyo, highest first
Can local earners afford it?
6.1× income
median price ÷ average taxable income
Easier than Tokyo (6.8×)
40 of 50 areas in Tokyo, highest first
Rent or buy?
31years of rent
median price ÷ a year of median rent
Shorter than Tokyo (39)
44 of 50 areas in Tokyo, highest first
Are people moving in?
+1.2%
population, 2020–25
In line with Tokyo (+1.4%)
22 of 50 areas in Tokyo, highest first
How risky is it?
44%
chance of strong shaking (6-lower+) in 30 years
Lower than Tokyo (53%)
29 of 50 areas in Tokyo, highest first
Rent in Nerima Ward
The average private rental costs ¥87k a month (2023), +7.7% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Nerima WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥65k vs 2018 +2.9% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥90k vs 2018 +8.2% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥117k vs 2018 +8.7% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥126k vs 2018 +4.8% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥109k vs 2018 +5.5% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥73k vs 2018 -28.6% · Tokyo: ¥271k |
- Rent per m²
- ¥2,525
- median, per month · Tokyo: ¥2,800
- The median used condo (¥29.0M, 35 m²) costs about 27 years of average rent for a similar-sized home (¥90k 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. 153,460 rented homes.
A suburban ward
Nerima is the second most populous ward (about 760,000 people), with gardens, farms and many detached houses. About 775 houses sold in 2025, more than in any other ward. The median house sold for about ¥70M. Condos cost about ¥0.9M per m², about 0.9 times the Tokyo average and 19th among the wards.
Growing steadily
Condo prices per m² rose about 5.7% a year over the past five years, faster than the five years before. Benchmark residential land rose about 6% in the past year, one of the slower rates of the 23 wards. In 2025 about 4,600 more people moved in from the rest of Japan than left.
Studios near stations, family homes farther out
The most traded condo is a 20 m² 1K at about ¥22M, followed by 3LDKs at about ¥52M. Nerima and Sakuradai on the Seibu line are the priciest stations, at about ¥1.0M per m². Oizumi-Gakuen and Hikarigaoka, often more than 12 minutes' walk, sell at about ¥0.73–0.74M. Being within 5 minutes of a station adds about 18%.
Good yields
A median condo costs about 31 years of median rent, the second best ratio of the 23 wards after Sumida.
The lowest risk in the 23 wards
Nerima has the lowest earthquake probability of the 23 wards, about 44% for 6-lower in 30 years. Fewer than one in five benchmark sites is in a flood zone, and none in deep zones. Vacancy is also low. For buyers who want space and lower risk, Nerima is the clear choice among the wards.
Living in Nerima Ward: people, homes and risks
- Population 2025
- 761,587
- +1.2% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +4,586
- +6.02 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 9.5%
- 1.9% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥79k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 44.0%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 4.8
- per 1,000 residents in 2025 (3,672 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥4.8M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 80
- people here by day per 100 residents (2020 census)
- Foreign residents
- 3.6%
- 26,531 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 7.6
- per 10,000 residents; 18 hospitals, 454 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥480k/m²
- +6.1% in a year · +20.9% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 17.6%
- of 108 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 108 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 Nerima 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
¥21.0M
¥840k/m²
- Sakuradai
- Sakuradai(Tokyo) · 5 min walk
- 1K · 25 m²
- Built 2012 (14 yrs) · RC
¥29.0M
¥1.2M/m²
- Oizumigakuencho
- Oizumi Gakuen · 9 min walk
- 1K · 25 m²
- Built 2025 (1 yrs) · RC
¥58.0M
¥967k/m²
- Sakuradai
- Shin Sakuradai · 4 min walk
- 3LDK · 60 m²
- Built 1985 (40 yrs) · RC
House
¥49.0M
¥613k/m²
- Oizumimachi
- Hikarigaoka · 29 min walk
- Land 80 m² · floor 80 m²
- Built 2025 (1 yrs) · Wood
¥74.0M
¥779k/m²
- Oizumigakuencho
- Oizumi Gakuen · 16 min walk
- Land 100 m² · floor 95 m²
- Built 2026 (0 yrs) · Wood
¥110M
¥1.2M/m²
- Kasugacho
- Nerima Kasugacho · 9 min walk
- Land 100 m² · floor 95 m²
- Built 2026 (0 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥20.5M | ¥49.0M |
| 2006 | ¥22.0M | ¥48.5M |
| 2007 | ¥23.0M | ¥52.0M |
| 2008 | ¥25.0M | ¥48.0M |
| 2009 | ¥22.0M | ¥47.0M |
| 2010 | ¥21.0M | ¥48.0M |
| 2011 | ¥27.0M | ¥47.0M |
| 2012 | ¥22.0M | ¥46.0M |
| 2013 | ¥25.0M | ¥47.0M |
| 2014 | ¥28.0M | ¥48.0M |
| 2015 | ¥26.0M | ¥49.0M |
| 2016 | ¥25.0M | ¥52.0M |
| 2017 | ¥26.0M | ¥53.0M |
| 2018 | ¥26.0M | ¥54.0M |
| 2019 | ¥27.0M | ¥52.0M |
| 2020 | ¥27.0M | ¥54.0M |
| 2021 | ¥26.0M | ¥58.0M |
| 2022 | ¥26.0M | ¥61.0M |
| 2023 | ¥29.0M | ¥64.0M |
| 2024 | ¥30.0M | ¥65.0M |
| 2025 | ¥29.0M | ¥70.0M |
| 2026 (partial) | ¥30.0M | ¥74.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥461k/m² | ¥504k/m² | ¥350k/m² |
| 2006 | ¥543k/m² | ¥500k/m² | ¥380k/m² |
| 2007 | ¥600k/m² | ¥544k/m² | ¥410k/m² |
| 2008 | ¥520k/m² | ¥511k/m² | ¥360k/m² |
| 2009 | ¥525k/m² | ¥486k/m² | ¥340k/m² |
| 2010 | ¥550k/m² | ¥489k/m² | ¥340k/m² |
| 2011 | ¥500k/m² | ¥488k/m² | ¥340k/m² |
| 2012 | ¥486k/m² | ¥488k/m² | ¥330k/m² |
| 2013 | ¥492k/m² | ¥492k/m² | ¥340k/m² |
| 2014 | ¥527k/m² | ¥500k/m² | ¥360k/m² |
| 2015 | ¥560k/m² | ¥511k/m² | ¥370k/m² |
| 2016 | ¥600k/m² | ¥527k/m² | ¥370k/m² |
| 2017 | ¥622k/m² | ¥538k/m² | ¥380k/m² |
| 2018 | ¥643k/m² | ¥556k/m² | ¥400k/m² |
| 2019 | ¥650k/m² | ¥540k/m² | ¥410k/m² |
| 2020 | ¥714k/m² | ¥574k/m² | ¥410k/m² |
| 2021 | ¥750k/m² | ¥600k/m² | ¥430k/m² |
| 2022 | ¥787k/m² | ¥620k/m² | ¥450k/m² |
| 2023 | ¥800k/m² | ¥657k/m² | ¥490k/m² |
| 2024 | ¥883k/m² | ¥642k/m² | ¥470k/m² |
| 2025 | ¥920k/m² | ¥706k/m² | ¥520k/m² |
| 2026 (partial) | ¥950k/m² | ¥714k/m² | ¥520k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥722k/m² |
| 1 | ¥1.2M/m² | ¥703k/m² |
| 2 | ¥1.2M/m² | ¥737k/m² |
| 3 | ¥973k/m² | ¥762k/m² |
| 4 | ¥1.1M/m² | ¥742k/m² |
| 5 | ¥1.1M/m² | ¥656k/m² |
| 6 | ¥1.0M/m² | ¥628k/m² |
| 7 | ¥1.0M/m² | ¥659k/m² |
| 8 | ¥960k/m² | ¥648k/m² |
| 9 | ¥956k/m² | ¥594k/m² |
| 10 | ¥934k/m² | ¥580k/m² |
| 11 | ¥1.0M/m² | ¥638k/m² |
| 12 | ¥950k/m² | ¥579k/m² |
| 13 | ¥1.0M/m² | ¥547k/m² |
| 14 | ¥1.0M/m² | ¥573k/m² |
| 15 | ¥1.0M/m² | ¥634k/m² |
| 16 | ¥900k/m² | ¥567k/m² |
| 17 | ¥914k/m² | ¥525k/m² |
| 18 | ¥854k/m² | ¥605k/m² |
| 19 | ¥873k/m² | ¥562k/m² |
| 20 | ¥787k/m² | ¥521k/m² |
| 21 | ¥787k/m² | ¥520k/m² |
| 22 | ¥822k/m² | ¥494k/m² |
| 23 | ¥748k/m² | ¥516k/m² |
| 24 | ¥719k/m² | ¥465k/m² |
| 25 | ¥667k/m² | ¥435k/m² |
| 26 | ¥719k/m² | ¥525k/m² |
| 27 | ¥680k/m² | ¥435k/m² |
| 28 | ¥725k/m² | ¥436k/m² |
| 29 | ¥700k/m² | ¥500k/m² |
| 30 | ¥624k/m² | ¥496k/m² |
| 31 | ¥667k/m² | ¥373k/m² |
| 32 | ¥630k/m² | ¥405k/m² |
| 33 | ¥600k/m² | ¥438k/m² |
| 34 | ¥593k/m² | ¥404k/m² |
| 35 | ¥633k/m² | ¥364k/m² |
| 36 | ¥607k/m² | ¥426k/m² |
| 37 | ¥650k/m² | ¥382k/m² |
| 38 | ¥571k/m² | ¥478k/m² |
| 39 | ¥662k/m² | ¥445k/m² |
| 40 | ¥662k/m² | ¥428k/m² |
| 41 | ¥625k/m² | ¥400k/m² |
| 42 | ¥529k/m² | ¥270k/m² |
| 43 | ¥532k/m² | ¥414k/m² |
| 44 | – | ¥432k/m² |
| 45 | ¥460k/m² | ¥380k/m² |
| 46 | ¥467k/m² | ¥333k/m² |
| 47 | ¥519k/m² | ¥473k/m² |
| 48 | ¥535k/m² | ¥295k/m² |
| 49 | ¥476k/m² | ¥397k/m² |
| 50 | ¥560k/m² | ¥376k/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 | – | ¥433k/m² | ¥900k/m² | – |
| 2006 | ¥337k/m² | ¥418k/m² | ¥960k/m² | – |
| 2007 | ¥371k/m² | ¥480k/m² | ¥1.0M/m² | – |
| 2008 | ¥380k/m² | ¥463k/m² | ¥771k/m² | – |
| 2009 | ¥382k/m² | ¥440k/m² | ¥800k/m² | – |
| 2010 | ¥400k/m² | ¥508k/m² | ¥686k/m² | – |
| 2011 | ¥373k/m² | ¥460k/m² | ¥600k/m² | – |
| 2012 | ¥350k/m² | ¥427k/m² | ¥567k/m² | ¥950k/m² |
| 2013 | ¥400k/m² | ¥436k/m² | ¥575k/m² | ¥950k/m² |
| 2014 | ¥331k/m² | ¥480k/m² | ¥600k/m² | ¥800k/m² |
| 2015 | ¥400k/m² | ¥520k/m² | ¥655k/m² | ¥880k/m² |
| 2016 | ¥420k/m² | ¥533k/m² | ¥689k/m² | ¥1.0M/m² |
| 2017 | ¥437k/m² | ¥556k/m² | ¥677k/m² | ¥950k/m² |
| 2018 | ¥410k/m² | ¥550k/m² | ¥769k/m² | ¥969k/m² |
| 2019 | ¥429k/m² | ¥541k/m² | ¥771k/m² | ¥950k/m² |
| 2020 | ¥462k/m² | ¥567k/m² | ¥850k/m² | ¥950k/m² |
| 2021 | ¥467k/m² | ¥600k/m² | ¥850k/m² | ¥920k/m² |
| 2022 | ¥494k/m² | ¥643k/m² | ¥900k/m² | ¥957k/m² |
| 2023 | ¥575k/m² | ¥648k/m² | ¥900k/m² | ¥992k/m² |
| 2024 | ¥541k/m² | ¥675k/m² | ¥938k/m² | ¥1.0M/m² |
| 2025 | ¥560k/m² | ¥733k/m² | ¥993k/m² | ¥1.1M/m² |
| 2026 (partial) | – | ¥750k/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 | ¥367k/m² | ¥406k/m² | ¥548k/m² | – |
| 2006 | ¥367k/m² | ¥400k/m² | ¥556k/m² | – |
| 2007 | ¥400k/m² | ¥446k/m² | ¥590k/m² | – |
| 2008 | ¥362k/m² | ¥418k/m² | ¥560k/m² | – |
| 2009 | ¥337k/m² | ¥360k/m² | ¥544k/m² | – |
| 2010 | ¥338k/m² | ¥371k/m² | ¥550k/m² | ¥567k/m² |
| 2011 | ¥337k/m² | ¥371k/m² | ¥536k/m² | ¥553k/m² |
| 2012 | ¥291k/m² | ¥338k/m² | ¥488k/m² | ¥544k/m² |
| 2013 | ¥321k/m² | ¥361k/m² | ¥453k/m² | ¥543k/m² |
| 2014 | ¥343k/m² | ¥343k/m² | ¥477k/m² | ¥550k/m² |
| 2015 | ¥326k/m² | ¥375k/m² | ¥483k/m² | ¥580k/m² |
| 2016 | ¥358k/m² | ¥355k/m² | ¥480k/m² | ¥600k/m² |
| 2017 | ¥329k/m² | ¥381k/m² | ¥489k/m² | ¥590k/m² |
| 2018 | ¥381k/m² | ¥353k/m² | ¥481k/m² | ¥615k/m² |
| 2019 | ¥358k/m² | ¥388k/m² | ¥456k/m² | ¥611k/m² |
| 2020 | ¥296k/m² | ¥367k/m² | ¥474k/m² | ¥612k/m² |
| 2021 | ¥308k/m² | ¥420k/m² | ¥498k/m² | ¥613k/m² |
| 2022 | ¥352k/m² | ¥419k/m² | ¥556k/m² | ¥652k/m² |
| 2023 | ¥333k/m² | ¥423k/m² | ¥581k/m² | ¥704k/m² |
| 2024 | ¥367k/m² | ¥472k/m² | ¥523k/m² | ¥600k/m² |
| 2025 | ¥464k/m² | ¥444k/m² | ¥617k/m² | ¥686k/m² |
| 2026 (partial) | – | ¥422k/m² | – | – |
Prices near train stations in Nerima 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) |
|---|---|---|---|---|---|---|
| Oizumi Gakuen (大泉学園) | ¥33.0M | ¥742k/m² | ¥56.0M | 14 | 510 | 78,557-10% vs 2019 |
| Musashi Seki (武蔵関) | ¥25.0M | ¥800k/m² | ¥67.0M | 8 | 406 | 28,819-11% vs 2019 |
| Nerima (練馬) | ¥29.0M | ¥1.0M/m² | ¥87.0M | 8 | 388 | 190,677-12% vs 2019 |
| Shakujii Koen (石神井公園) | ¥46.0M | ¥829k/m² | ¥65.0M | 12 | 330 | 74,675-10% vs 2019 |
| Hikarigaoka (光が丘) | ¥46.0M | ¥726k/m² | ¥63.0M | 12 | 264 | 54,950-13% vs 2019 |
| Nakamurabashi (中村橋) | ¥26.0M | ¥937k/m² | ¥75.5M | 8 | 252 | 37,326-9% vs 2019 |
| Nerima Takanodai (練馬高野台) | ¥27.0M | ¥840k/m² | ¥66.0M | 10 | 202 | 25,409-7% vs 2019 |
| Kami Shakujii (上石神井) | ¥28.0M | ¥787k/m² | ¥67.0M | 9 | 200 | 39,751-11% vs 2019 |
| Sakuradai(Tokyo) (桜台(東京)) | ¥24.0M | ¥1.0M/m² | ¥92.5M | 5 | 195 | 14,704-1% vs 2019 |
| Hikawadai (氷川台) | ¥43.0M | ¥860k/m² | ¥70.0M | 7 | 187 | 36,844-10% vs 2019 |
| Heiwadai(Tokyo) (平和台(東京)) | ¥30.5M | ¥937k/m² | ¥70.0M | 9 | 170 | 41,269-7% vs 2019 |
| Nerima Kasugacho (練馬春日町) | ¥31.0M | ¥947k/m² | ¥70.0M | 8 | 161 | 21,703-6% vs 2019 |
| Hoya (保谷) | ¥33.5M | ¥572k/m² | ¥57.0M | 14 | 156 | 55,681-12% vs 2019 |
| Fujimidai (富士見台) | ¥27.0M | ¥720k/m² | ¥70.0M | 7 | 146 | 26,662-5% vs 2019 |
| Tobu Nerima (東武練馬) | ¥32.5M | ¥840k/m² | ¥95.0M | 8 | 115 | 54,406-10% vs 2019 |
Used condo prices by layout in Nerima Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥22.0M | 20 m² | 784 |
| 3LDK | ¥52.0M | 65 m² | 558 |
| 2LDK | ¥43.0M | 55 m² | 301 |
| 1LDK | ¥32.0M | 40 m² | 139 |
| 1DK | ¥25.0M | 25 m² | 97 |
| 2DK | ¥29.0M | 40 m² | 63 |
| 4LDK | ¥63.0M | 85 m² | 51 |
| 1R | ¥11.0M | 15 m² | 37 |
How much does an apartment cost in Nerima Ward?
The median used condo (mansion) in Nerima Ward sold for ¥29.0M in 2025, about ¥920k/m², based on 715 recorded sales.
How much does a house cost in Nerima Ward?
The median house sale, including the land, was ¥70.0M in 2025 across 775 sales.
Are property prices in Nerima Ward going up?
Over the five years to 2025, condo prices per m² changed +28.8% and residential land prices changed +26.8%.
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.