Setagaya Ward Housing Market 2026: Tokyo's Biggest Ward for Families
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,871
In short
- 1Big and still growing
Setagaya is the most populous ward in Tokyo, with about 957,000 people.
- 2A family market
The most traded home in Setagaya is a 70 m² 3LDK, at a median of about ¥80M.
- 3Prices are moderate per m², high per home
Condos cost about ¥1.1M per m², only slightly above the Tokyo average and 14th among the 23 wards.
- 4Trains matter, distance less
Futako-Tamagawa, Sangenjaya and Komazawa-Daigaku are the priciest busy stations.
- 5Thin yields, lower risks
A median condo costs about 49 years of median rent, the second worst ratio of the 23 wards after Minato, because families buy to live, not to rent.
The answers, compared
What does a home cost?
¥53.0M
median used condo · ¥1.1M/m²
4% above the Tokyo median
14 of 47 areas in Tokyo, highest first
Are prices rising?
+27.7%
over 5 years
Faster than Tokyo (+26.5%)
34 of 50 areas in Tokyo, highest first
Can local earners afford it?
8.0× income
median price ÷ average taxable income
Harder than Tokyo (6.8×)
14 of 50 areas in Tokyo, highest first
Rent or buy?
49years of rent
median price ÷ a year of median rent
Longer than Tokyo (39)
8 of 50 areas in Tokyo, highest first
Are people moving in?
+1.4%
population, 2020–25
In line with Tokyo (+1.4%)
19 of 50 areas in Tokyo, highest first
How risky is it?
45%
chance of strong shaking (6-lower+) in 30 years
Lower than Tokyo (53%)
27 of 50 areas in Tokyo, highest first
Rent in Setagaya Ward
The average private rental costs ¥102k a month (2023), +6.3% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Setagaya WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥74k vs 2018 +4.7% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥107k vs 2018 +8.6% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥134k vs 2018 +5.0% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥174k vs 2018 +5.4% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥175k vs 2018 +8.8% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥186k vs 2018 -9.7% · Tokyo: ¥271k |
- Rent per m²
- ¥3,019
- median, per month · Tokyo: ¥2,800
- The median used condo (¥53.0M, 50 m²) costs about 33 years of average rent for a similar-sized home (¥134k 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. 200,000 rented homes.
Big and still growing
Setagaya is the most populous ward in Tokyo, with about 957,000 people. It grew 1.4% between 2020 and 2025, and in 2025 about 5,800 more people moved in from the rest of Japan than left. It had about 1,900 recorded sales in 2025, second only to Ota.
A family market
The most traded home in Setagaya is a 70 m² 3LDK, at a median of about ¥80M. About 30% of condo sales are family-sized, and houses are a large part of the market: the median house sold for about ¥110M.
Prices are moderate per m², high per home
Condos cost about ¥1.1M per m², only slightly above the Tokyo average and 14th among the 23 wards. Because homes are large, the median condo price (about ¥53M) is high. Prices per m² rose about 5% a year over the past five years, faster than before. Benchmark residential land rose about 7% in the past year, one of the slower rates in the 23 wards.
Trains matter, distance less
Futako-Tamagawa, Sangenjaya and Komazawa-Daigaku are the priciest busy stations. Chitose-Karasuyama in the west is about 25% cheaper. Station distance has a small effect here (about 6%), as many buyers expect a walk or a bus.
Thin yields, lower risks
A median condo costs about 49 years of median rent, the second worst ratio of the 23 wards after Minato, because families buy to live, not to rent. Earthquake probability is one of the lowest among the wards (about 45%), and only a few benchmark sites near the Tama river are in deep flood zones.
Living in Setagaya Ward: people, homes and risks
- Population 2025
- 956,608
- +1.4% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +5,780
- +6.04 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 10.9%
- 4.4% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥90k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 44.5%
- 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 (4,599 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥6.6M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 91
- people here by day per 100 residents (2020 census)
- Foreign residents
- 3.0%
- 28,202 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 9.3
- per 10,000 residents; 28 hospitals, 770 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥792k/m²
- +6.8% in a year · +22.0% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 27.0%
- of 141 benchmark sites in a worst-case flood zone (2.8% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 141 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 Setagaya 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
¥1.7M/m²
- Kamiuma
- Sangen Jaya · 10 min walk
- 1K · 15 m²
- Built 1985 (41 yrs) · RC
¥52.0M
¥945k/m²
- Tamazutsumi
- Oyamadai · 18 min walk
- 3LDK · 55 m²
- Built 1995 (31 yrs) · RC
¥99.0M
¥1.1M/m²
- Minamikarasuyama
- Roka Koen · 7 min walk
- 3LDK · 90 m²
- Built 2009 (17 yrs) · RC
House
¥70.0M
¥824k/m²
- Soshigaya
- Soshigaya Okura · 15 min walk
- Land 90 m² · floor 85 m²
- Built 2011 (15 yrs) · Wood
¥110M
¥1.3M/m²
- Tsurumaki
- Sakura Shimmachi · 11 min walk
- Land 70 m² · floor 85 m²
- Built 2017 (9 yrs) · Wood
¥250M
¥439k/m²
- Unane
- Kitami(Tokyo)
- Land 600 m² · floor 570 m²
- Built 2023 (2 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥29.0M | ¥65.0M |
| 2006 | ¥29.0M | ¥70.0M |
| 2007 | ¥29.0M | ¥78.0M |
| 2008 | ¥36.0M | ¥69.0M |
| 2009 | ¥34.0M | ¥62.0M |
| 2010 | ¥38.0M | ¥63.0M |
| 2011 | ¥32.0M | ¥64.0M |
| 2012 | ¥34.0M | ¥62.0M |
| 2013 | ¥33.0M | ¥64.0M |
| 2014 | ¥33.0M | ¥66.0M |
| 2015 | ¥34.0M | ¥70.0M |
| 2016 | ¥35.0M | ¥78.0M |
| 2017 | ¥36.0M | ¥75.0M |
| 2018 | ¥37.0M | ¥73.0M |
| 2019 | ¥40.5M | ¥75.0M |
| 2020 | ¥44.0M | ¥74.0M |
| 2021 | ¥45.0M | ¥80.5M |
| 2022 | ¥41.0M | ¥95.0M |
| 2023 | ¥45.0M | ¥100M |
| 2024 | ¥50.0M | ¥100M |
| 2025 | ¥53.0M | ¥110M |
| 2026 (partial) | ¥55.0M | ¥130M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥652k/m² | ¥631k/m² | ¥570k/m² |
| 2006 | ¥617k/m² | ¥681k/m² | ¥610k/m² |
| 2007 | ¥667k/m² | ¥698k/m² | ¥670k/m² |
| 2008 | ¥700k/m² | ¥660k/m² | ¥620k/m² |
| 2009 | ¥645k/m² | ¥600k/m² | ¥530k/m² |
| 2010 | ¥711k/m² | ¥618k/m² | ¥530k/m² |
| 2011 | ¥655k/m² | ¥618k/m² | ¥550k/m² |
| 2012 | ¥646k/m² | ¥607k/m² | ¥540k/m² |
| 2013 | ¥648k/m² | ¥611k/m² | ¥530k/m² |
| 2014 | ¥689k/m² | ¥627k/m² | ¥590k/m² |
| 2015 | ¥733k/m² | ¥659k/m² | ¥570k/m² |
| 2016 | ¥754k/m² | ¥707k/m² | ¥600k/m² |
| 2017 | ¥800k/m² | ¥700k/m² | ¥640k/m² |
| 2018 | ¥814k/m² | ¥733k/m² | ¥680k/m² |
| 2019 | ¥829k/m² | ¥718k/m² | ¥660k/m² |
| 2020 | ¥877k/m² | ¥722k/m² | ¥650k/m² |
| 2021 | ¥914k/m² | ¥788k/m² | ¥685k/m² |
| 2022 | ¥964k/m² | ¥857k/m² | ¥770k/m² |
| 2023 | ¥1.0M/m² | ¥900k/m² | ¥835k/m² |
| 2024 | ¥1.1M/m² | ¥922k/m² | ¥870k/m² |
| 2025 | ¥1.1M/m² | ¥957k/m² | ¥920k/m² |
| 2026 (partial) | ¥1.3M/m² | ¥1.1M/m² | ¥1.0M/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.5M/m² | ¥988k/m² |
| 1 | ¥1.6M/m² | ¥1.0M/m² |
| 2 | ¥1.4M/m² | ¥1.2M/m² |
| 3 | ¥1.3M/m² | ¥1.1M/m² |
| 4 | ¥1.3M/m² | ¥969k/m² |
| 5 | ¥1.3M/m² | ¥894k/m² |
| 6 | ¥1.3M/m² | ¥938k/m² |
| 7 | ¥1.3M/m² | ¥905k/m² |
| 8 | ¥1.2M/m² | ¥889k/m² |
| 9 | ¥1.2M/m² | ¥941k/m² |
| 10 | ¥1.1M/m² | ¥931k/m² |
| 11 | ¥1.1M/m² | ¥886k/m² |
| 12 | ¥1.1M/m² | ¥889k/m² |
| 13 | ¥1.1M/m² | ¥805k/m² |
| 14 | ¥1.1M/m² | ¥933k/m² |
| 15 | ¥1.1M/m² | ¥811k/m² |
| 16 | ¥1.1M/m² | ¥852k/m² |
| 17 | ¥1.1M/m² | ¥776k/m² |
| 18 | ¥1.0M/m² | ¥800k/m² |
| 19 | ¥1.1M/m² | ¥750k/m² |
| 20 | ¥1.1M/m² | ¥833k/m² |
| 21 | ¥1.1M/m² | ¥788k/m² |
| 22 | ¥1.0M/m² | ¥772k/m² |
| 23 | ¥1.0M/m² | ¥788k/m² |
| 24 | ¥1.1M/m² | ¥751k/m² |
| 25 | ¥1.1M/m² | ¥714k/m² |
| 26 | ¥982k/m² | ¥681k/m² |
| 27 | ¥1.1M/m² | ¥751k/m² |
| 28 | ¥964k/m² | ¥733k/m² |
| 29 | ¥971k/m² | ¥636k/m² |
| 30 | ¥937k/m² | ¥750k/m² |
| 31 | ¥840k/m² | ¥750k/m² |
| 32 | ¥867k/m² | ¥659k/m² |
| 33 | ¥867k/m² | ¥652k/m² |
| 34 | ¥833k/m² | ¥745k/m² |
| 35 | ¥783k/m² | ¥700k/m² |
| 36 | ¥789k/m² | ¥633k/m² |
| 37 | ¥733k/m² | ¥833k/m² |
| 38 | ¥778k/m² | ¥698k/m² |
| 39 | ¥750k/m² | ¥624k/m² |
| 40 | ¥800k/m² | ¥733k/m² |
| 41 | ¥867k/m² | ¥771k/m² |
| 42 | ¥940k/m² | ¥569k/m² |
| 43 | ¥850k/m² | ¥621k/m² |
| 44 | ¥778k/m² | ¥698k/m² |
| 45 | ¥737k/m² | ¥700k/m² |
| 46 | ¥675k/m² | ¥610k/m² |
| 47 | ¥756k/m² | ¥786k/m² |
| 48 | ¥770k/m² | ¥600k/m² |
| 49 | ¥688k/m² | ¥800k/m² |
| 50 | ¥714k/m² | ¥720k/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 | ¥431k/m² | ¥615k/m² | ¥857k/m² | – |
| 2006 | ¥433k/m² | ¥615k/m² | ¥883k/m² | – |
| 2007 | ¥499k/m² | ¥647k/m² | ¥933k/m² | – |
| 2008 | ¥488k/m² | ¥680k/m² | ¥867k/m² | – |
| 2009 | ¥446k/m² | ¥615k/m² | ¥757k/m² | – |
| 2010 | ¥454k/m² | ¥631k/m² | ¥950k/m² | – |
| 2011 | ¥448k/m² | ¥600k/m² | ¥806k/m² | – |
| 2012 | ¥467k/m² | ¥585k/m² | ¥757k/m² | ¥763k/m² |
| 2013 | ¥490k/m² | ¥565k/m² | ¥760k/m² | ¥960k/m² |
| 2014 | ¥473k/m² | ¥631k/m² | ¥818k/m² | ¥867k/m² |
| 2015 | ¥522k/m² | ¥667k/m² | ¥861k/m² | ¥963k/m² |
| 2016 | ¥525k/m² | ¥700k/m² | ¥862k/m² | ¥1.0M/m² |
| 2017 | ¥543k/m² | ¥733k/m² | ¥877k/m² | ¥1.0M/m² |
| 2018 | ¥583k/m² | ¥733k/m² | ¥900k/m² | ¥1.0M/m² |
| 2019 | ¥533k/m² | ¥750k/m² | ¥926k/m² | ¥1.0M/m² |
| 2020 | ¥640k/m² | ¥779k/m² | ¥939k/m² | ¥1.1M/m² |
| 2021 | ¥661k/m² | ¥838k/m² | ¥972k/m² | ¥1.1M/m² |
| 2022 | ¥714k/m² | ¥867k/m² | ¥1.0M/m² | ¥1.2M/m² |
| 2023 | ¥720k/m² | ¥900k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2024 | ¥733k/m² | ¥933k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2025 | ¥822k/m² | ¥978k/m² | ¥1.2M/m² | ¥1.4M/m² |
| 2026 (partial) | – | ¥1.1M/m² | ¥1.3M/m² | ¥1.5M/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 | ¥489k/m² | ¥546k/m² | ¥667k/m² | – |
| 2006 | ¥506k/m² | ¥590k/m² | ¥728k/m² | – |
| 2007 | ¥579k/m² | ¥619k/m² | ¥752k/m² | – |
| 2008 | ¥507k/m² | ¥585k/m² | ¥711k/m² | – |
| 2009 | ¥457k/m² | ¥500k/m² | ¥650k/m² | – |
| 2010 | ¥558k/m² | ¥564k/m² | ¥652k/m² | ¥671k/m² |
| 2011 | ¥508k/m² | ¥500k/m² | ¥658k/m² | ¥650k/m² |
| 2012 | ¥463k/m² | ¥505k/m² | ¥620k/m² | ¥654k/m² |
| 2013 | ¥460k/m² | ¥528k/m² | ¥624k/m² | ¥684k/m² |
| 2014 | ¥492k/m² | ¥526k/m² | ¥613k/m² | ¥700k/m² |
| 2015 | ¥529k/m² | ¥541k/m² | ¥633k/m² | ¥747k/m² |
| 2016 | ¥558k/m² | ¥571k/m² | ¥700k/m² | ¥789k/m² |
| 2017 | ¥518k/m² | ¥575k/m² | ¥684k/m² | ¥773k/m² |
| 2018 | ¥526k/m² | ¥579k/m² | ¥711k/m² | ¥811k/m² |
| 2019 | ¥643k/m² | ¥582k/m² | ¥667k/m² | ¥787k/m² |
| 2020 | ¥575k/m² | ¥544k/m² | ¥687k/m² | ¥788k/m² |
| 2021 | ¥647k/m² | ¥656k/m² | ¥713k/m² | ¥889k/m² |
| 2022 | ¥667k/m² | ¥683k/m² | ¥789k/m² | ¥867k/m² |
| 2023 | ¥640k/m² | ¥714k/m² | ¥856k/m² | ¥944k/m² |
| 2024 | ¥746k/m² | ¥708k/m² | ¥857k/m² | ¥933k/m² |
| 2025 | ¥727k/m² | ¥769k/m² | ¥873k/m² | ¥984k/m² |
| 2026 (partial) | – | ¥864k/m² | – | ¥1.2M/m² |
Prices near train stations in Setagaya 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) |
|---|---|---|---|---|---|---|
| Sangen Jaya (三軒茶屋) | ¥36.0M | ¥1.2M/m² | ¥150M | 8 | 318 | 217,582+22% vs 2019 |
| Chitose Karasuyama (千歳烏山) | ¥41.0M | ¥880k/m² | ¥81.0M | 11 | 317 | 77,686-7% vs 2019 |
| Chitose Funabashi (千歳船橋) | ¥43.0M | ¥960k/m² | ¥93.0M | 10 | 271 | 54,215-11% vs 2019 |
| Komazawa Daigaku (駒沢大学) | ¥35.5M | ¥1.2M/m² | ¥130M | 8 | 266 | 71,168-12% vs 2019 |
| Yoga (用賀) | ¥58.0M | ¥1.2M/m² | ¥100M | 9 | 266 | 63,244-6% vs 2019 |
| Sakura Shimmachi (桜新町) | ¥73.0M | ¥1.2M/m² | ¥150M | 10 | 202 | 65,657-10% vs 2019 |
| Soshigaya Okura (祖師ケ谷大蔵) | ¥51.5M | ¥960k/m² | ¥90.0M | 11 | 191 | 45,932-10% vs 2019 |
| Futako Tamagawa (二子玉川) | ¥84.5M | ¥1.4M/m² | ¥100M | 11 | 177 | 138,041-15% vs 2019 |
| Oyamadai (尾山台) | ¥59.5M | ¥1.0M/m² | ¥130M | 12 | 175 | 30,063-2% vs 2019 |
| Kyodo (経堂) | ¥41.0M | ¥928k/m² | ¥110M | 8 | 160 | 79,305-4% vs 2019 |
| Seijogakuen Mae (成城学園前) | ¥77.0M | ¥978k/m² | ¥90.0M | 14 | 159 | 78,145-12% vs 2019 |
| Kaminoge (上野毛) | ¥55.0M | ¥1.0M/m² | ¥120M | 8 | 123 | 21,449-5% vs 2019 |
| Ikejiri Ohashi (池尻大橋) | ¥49.5M | ¥1.2M/m² | ¥86.0M | 9 | 105 | 60,918-4% vs 2019 |
| Todoroki(Tokyo) (等々力) | ¥75.0M | ¥1.1M/m² | ¥130M | 10 | 103 | 26,931-9% vs 2019 |
| Roka Koen (芦花公園) | ¥53.0M | ¥900k/m² | ¥78.0M | 6 | 98 | 13,515-9% vs 2019 |
Used condo prices by layout in Setagaya Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥80.0M | 70 m² | 698 |
| 1K | ¥23.0M | 20 m² | 646 |
| 2LDK | ¥65.0M | 60 m² | 592 |
| 1LDK | ¥45.5M | 40 m² | 278 |
| 1DK | ¥32.5M | 30 m² | 104 |
| 2DK | ¥38.0M | 45 m² | 75 |
| 4LDK | ¥100M | 90 m² | 36 |
| 1R | ¥12.0M | 15 m² | 31 |
How much does an apartment cost in Setagaya Ward?
The median used condo (mansion) in Setagaya Ward sold for ¥53.0M in 2025, about ¥1.1M/m², based on 867 recorded sales.
How much does a house cost in Setagaya Ward?
The median house sale, including the land, was ¥110M in 2025 across 656 sales.
Are property prices in Setagaya Ward going up?
Over the five years to 2025, condo prices per m² changed +27.7% and residential land prices changed +41.5%.
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.