Suginami Ward Housing Market 2026: Steady West Tokyo, Popular With Newcomers
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 1,432
In short
- 1A big residential ward
Suginami, with about 600,000 people, is a residential ward along the Chuo and Inokashira lines.
- 2At the Tokyo average
Condos cost about ¥1.1M per m², almost exactly the Tokyo average and 15th among the wards.
- 3Studios and family flats
Almost half of condo sales are studios; the most traded home is a 20 m² 1K at about ¥21M.
- 4Every station costs the same
The busiest stations, Ogikubo, Nishi-Ogikubo, Honancho, Takaido and Koenji, all sell condos at about ¥1.0M per m².
- 5Low flood risk, but earthquakes
A median condo costs about 40 years of median rent, about the Tokyo average.
The answers, compared
What does a home cost?
¥37.0M
median used condo · ¥1.1M/m²
1% below the Tokyo median
15 of 47 areas in Tokyo, highest first
Are prices rising?
+21.4%
over 5 years
Slower than Tokyo (+26.5%)
42 of 50 areas in Tokyo, highest first
Can local earners afford it?
6.7× income
median price ÷ average taxable income
In line with Tokyo (6.8×)
32 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)
25 of 50 areas in Tokyo, highest first
Are people moving in?
+1.1%
population, 2020–25
In line with Tokyo (+1.4%)
24 of 50 areas in Tokyo, highest first
How risky is it?
61%
chance of strong shaking (6-lower+) in 30 years
Higher than Tokyo (53%)
9 of 50 areas in Tokyo, highest first
Rent in Suginami Ward
The average private rental costs ¥90k a month (2023), +5.2% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Suginami WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥68k vs 2018 +1.4% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥105k vs 2018 +15.7% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥129k vs 2018 +9.2% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥148k vs 2018 +9.0% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥184k vs 2018 +36.8% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥90k vs 2018 -42.0% · Tokyo: ¥271k |
- Rent per m²
- ¥2,975
- median, per month · Tokyo: ¥2,800
- The median used condo (¥37.0M, 35 m²) costs about 29 years of average rent for a similar-sized home (¥105k 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. 163,540 rented homes.
A big residential ward
Suginami, with about 600,000 people, is a residential ward along the Chuo and Inokashira lines. In 2025 about 4,000 more people moved in from the rest of Japan than left, about 6.7 per 1,000 residents, fifth among the 23 wards. Population grew 1.1% between 2020 and 2025.
At the Tokyo average
Condos cost about ¥1.1M per m², almost exactly the Tokyo average and 15th among the wards. The median condo sold for about ¥37M and the median house for about ¥90M. Prices per m² rose about 4% a year over the past five years, a little slower than before.
Studios and family flats
Almost half of condo sales are studios; the most traded home is a 20 m² 1K at about ¥21M. But 3LDKs at about ¥70M are the second most traded, and Suginami has many detached houses, more than 580 sold in 2025.
Every station costs the same
The busiest stations, Ogikubo, Nishi-Ogikubo, Honancho, Takaido and Koenji, all sell condos at about ¥1.0M per m². Iogi in the north is the cheapest at about ¥0.8M. Being within 5 minutes of a station adds about 13% per m².
Low flood risk, but earthquakes
A median condo costs about 40 years of median rent, about the Tokyo average. None of Suginami's benchmark sites are in deep flood zones. Earthquake probability is above average for the wards, about 61% for 6-lower in 30 years, and many streets of older wooden houses are fire risks in a quake. Vacancy is among the lowest in Tokyo.
Living in Suginami Ward: people, homes and risks
- Population 2025
- 597,566
- +1.1% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +3,996
- +6.69 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 9.5%
- 1.7% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥78k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 60.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 4.3
- per 1,000 residents in 2025 (2,547 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥5.6M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 84
- people here by day per 100 residents (2020 census)
- Foreign residents
- 3.9%
- 22,289 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 8.7
- per 10,000 residents; 20 hospitals, 424 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥694k/m²
- +7.9% in a year · +29.5% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 22.1%
- of 86 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 86 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 Suginami 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
¥19.0M
¥1.3M/m²
- Amanuma
- Ogikubo · 9 min walk
- 1K · 15 m²
- Built 1999 (27 yrs) · RC
¥32.0M
¥1.3M/m²
- Kamitakaido
- Kami Kitazawa · 9 min walk
- 1K · 25 m²
- Built 2014 (12 yrs) · RC
¥70.0M
¥875k/m²
- Kamiogi
- Nishi Ogikubo · 12 min walk
- 3LDK · 80 m²
- Built 2004 (22 yrs) · Steel
House
¥69.0M
¥986k/m²
- Zempukuji
- Nishi Ogikubo · 15 min walk
- Land 60 m² · floor 70 m²
- Built 2002 (24 yrs) · Wood
¥95.0M
¥1.1M/m²
- Izumi
- Daitabashi · 7 min walk
- Land 100 m² · floor 90 m²
- Built 2026 (0 yrs) · Wood
¥140M
¥1.5M/m²
- Koenjiminami
- Koenji · 5 min walk
- Land 65 m² · floor 95 m²
- Built 1996 (30 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥22.0M | ¥61.0M |
| 2006 | ¥23.0M | ¥60.5M |
| 2007 | ¥21.0M | ¥67.0M |
| 2008 | ¥22.0M | ¥64.5M |
| 2009 | ¥24.0M | ¥57.0M |
| 2010 | ¥19.0M | ¥56.5M |
| 2011 | ¥20.0M | ¥58.0M |
| 2012 | ¥19.0M | ¥58.0M |
| 2013 | ¥18.0M | ¥58.0M |
| 2014 | ¥20.0M | ¥60.0M |
| 2015 | ¥24.0M | ¥61.0M |
| 2016 | ¥23.0M | ¥64.0M |
| 2017 | ¥25.0M | ¥65.0M |
| 2018 | ¥25.0M | ¥66.0M |
| 2019 | ¥28.0M | ¥68.0M |
| 2020 | ¥27.0M | ¥65.0M |
| 2021 | ¥27.0M | ¥74.0M |
| 2022 | ¥28.0M | ¥78.0M |
| 2023 | ¥29.0M | ¥82.0M |
| 2024 | ¥31.0M | ¥84.0M |
| 2025 | ¥37.0M | ¥90.0M |
| 2026 (partial) | ¥30.0M | ¥110M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥700k/m² | ¥600k/m² | ¥470k/m² |
| 2006 | ¥629k/m² | ¥629k/m² | ¥500k/m² |
| 2007 | ¥692k/m² | ¥653k/m² | ¥550k/m² |
| 2008 | ¥646k/m² | ¥632k/m² | ¥500k/m² |
| 2009 | ¥589k/m² | ¥600k/m² | ¥430k/m² |
| 2010 | ¥600k/m² | ¥610k/m² | ¥440k/m² |
| 2011 | ¥650k/m² | ¥611k/m² | ¥470k/m² |
| 2012 | ¥585k/m² | ¥575k/m² | ¥460k/m² |
| 2013 | ¥600k/m² | ¥612k/m² | ¥440k/m² |
| 2014 | ¥650k/m² | ¥614k/m² | ¥480k/m² |
| 2015 | ¥720k/m² | ¥663k/m² | ¥490k/m² |
| 2016 | ¥745k/m² | ¥662k/m² | ¥520k/m² |
| 2017 | ¥800k/m² | ¥671k/m² | ¥530k/m² |
| 2018 | ¥800k/m² | ¥694k/m² | ¥550k/m² |
| 2019 | ¥829k/m² | ¥707k/m² | ¥550k/m² |
| 2020 | ¥878k/m² | ¥732k/m² | ¥550k/m² |
| 2021 | ¥909k/m² | ¥775k/m² | ¥600k/m² |
| 2022 | ¥933k/m² | ¥791k/m² | ¥650k/m² |
| 2023 | ¥933k/m² | ¥840k/m² | ¥700k/m² |
| 2024 | ¥1.0M/m² | ¥871k/m² | ¥730k/m² |
| 2025 | ¥1.1M/m² | ¥933k/m² | ¥760k/m² |
| 2026 (partial) | ¥1.1M/m² | ¥978k/m² | ¥780k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.3M/m² | ¥938k/m² |
| 1 | ¥1.6M/m² | ¥970k/m² |
| 2 | ¥1.4M/m² | ¥950k/m² |
| 3 | ¥1.3M/m² | ¥1.2M/m² |
| 4 | ¥1.3M/m² | ¥912k/m² |
| 5 | ¥1.2M/m² | ¥859k/m² |
| 6 | ¥1.2M/m² | ¥871k/m² |
| 7 | ¥1.2M/m² | ¥909k/m² |
| 8 | ¥1.1M/m² | ¥842k/m² |
| 9 | ¥1.1M/m² | ¥789k/m² |
| 10 | ¥1.1M/m² | ¥865k/m² |
| 11 | ¥1.1M/m² | ¥773k/m² |
| 12 | ¥1.1M/m² | ¥811k/m² |
| 13 | ¥1.1M/m² | ¥776k/m² |
| 14 | ¥1.0M/m² | ¥713k/m² |
| 15 | ¥1.1M/m² | ¥757k/m² |
| 16 | ¥1.0M/m² | ¥815k/m² |
| 17 | ¥1.0M/m² | ¥749k/m² |
| 18 | ¥1.0M/m² | ¥721k/m² |
| 19 | ¥1.0M/m² | ¥757k/m² |
| 20 | ¥1.0M/m² | ¥644k/m² |
| 21 | ¥1.0M/m² | ¥692k/m² |
| 22 | ¥1.0M/m² | ¥819k/m² |
| 23 | ¥967k/m² | ¥724k/m² |
| 24 | ¥1.0M/m² | ¥639k/m² |
| 25 | ¥950k/m² | ¥650k/m² |
| 26 | ¥933k/m² | ¥641k/m² |
| 27 | ¥1.0M/m² | ¥533k/m² |
| 28 | ¥933k/m² | ¥611k/m² |
| 29 | ¥900k/m² | ¥613k/m² |
| 30 | ¥867k/m² | ¥704k/m² |
| 31 | ¥800k/m² | ¥703k/m² |
| 32 | ¥800k/m² | ¥694k/m² |
| 33 | ¥800k/m² | ¥568k/m² |
| 34 | ¥800k/m² | ¥611k/m² |
| 35 | ¥718k/m² | ¥611k/m² |
| 36 | ¥690k/m² | ¥591k/m² |
| 37 | ¥732k/m² | ¥571k/m² |
| 38 | ¥750k/m² | ¥560k/m² |
| 39 | ¥660k/m² | ¥516k/m² |
| 40 | ¥780k/m² | ¥565k/m² |
| 41 | ¥733k/m² | ¥647k/m² |
| 42 | – | ¥593k/m² |
| 43 | – | ¥581k/m² |
| 44 | – | ¥650k/m² |
| 45 | – | ¥650k/m² |
| 46 | ¥564k/m² | ¥600k/m² |
| 47 | ¥653k/m² | ¥745k/m² |
| 48 | ¥633k/m² | ¥619k/m² |
| 49 | ¥645k/m² | ¥577k/m² |
| 50 | ¥659k/m² | ¥538k/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 | – | ¥545k/m² | ¥1.0M/m² | – |
| 2006 | ¥433k/m² | ¥553k/m² | ¥900k/m² | – |
| 2007 | ¥444k/m² | ¥600k/m² | ¥944k/m² | – |
| 2008 | ¥478k/m² | ¥600k/m² | ¥857k/m² | – |
| 2009 | ¥400k/m² | ¥550k/m² | ¥731k/m² | – |
| 2010 | ¥400k/m² | ¥567k/m² | ¥750k/m² | – |
| 2011 | ¥400k/m² | ¥554k/m² | ¥838k/m² | ¥950k/m² |
| 2012 | ¥400k/m² | ¥555k/m² | ¥714k/m² | – |
| 2013 | ¥415k/m² | ¥571k/m² | ¥738k/m² | – |
| 2014 | ¥407k/m² | ¥571k/m² | ¥771k/m² | ¥947k/m² |
| 2015 | ¥505k/m² | ¥660k/m² | ¥827k/m² | ¥943k/m² |
| 2016 | ¥522k/m² | ¥683k/m² | ¥854k/m² | ¥982k/m² |
| 2017 | ¥509k/m² | ¥733k/m² | ¥867k/m² | ¥1.0M/m² |
| 2018 | ¥543k/m² | ¥752k/m² | ¥900k/m² | ¥1.0M/m² |
| 2019 | ¥571k/m² | ¥729k/m² | ¥929k/m² | ¥969k/m² |
| 2020 | ¥600k/m² | ¥800k/m² | ¥991k/m² | ¥1.0M/m² |
| 2021 | ¥571k/m² | ¥800k/m² | ¥1.0M/m² | ¥1.0M/m² |
| 2022 | ¥645k/m² | ¥836k/m² | ¥1.0M/m² | ¥1.1M/m² |
| 2023 | ¥600k/m² | ¥825k/m² | ¥1.0M/m² | ¥1.1M/m² |
| 2024 | ¥737k/m² | ¥900k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2025 | ¥750k/m² | ¥933k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2026 (partial) | – | ¥993k/m² | ¥1.2M/m² | ¥1.4M/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 | ¥457k/m² | ¥518k/m² | ¥651k/m² | – |
| 2006 | ¥467k/m² | ¥564k/m² | ¥691k/m² | – |
| 2007 | ¥508k/m² | ¥581k/m² | ¥727k/m² | – |
| 2008 | ¥444k/m² | ¥537k/m² | ¥700k/m² | – |
| 2009 | ¥459k/m² | ¥485k/m² | ¥659k/m² | – |
| 2010 | ¥466k/m² | ¥474k/m² | ¥660k/m² | ¥635k/m² |
| 2011 | ¥400k/m² | ¥460k/m² | ¥643k/m² | ¥682k/m² |
| 2012 | ¥389k/m² | ¥471k/m² | ¥561k/m² | ¥642k/m² |
| 2013 | ¥400k/m² | ¥451k/m² | ¥580k/m² | ¥674k/m² |
| 2014 | ¥421k/m² | ¥480k/m² | ¥563k/m² | ¥688k/m² |
| 2015 | ¥400k/m² | ¥505k/m² | ¥640k/m² | ¥737k/m² |
| 2016 | ¥443k/m² | ¥500k/m² | ¥640k/m² | ¥747k/m² |
| 2017 | ¥467k/m² | ¥522k/m² | ¥682k/m² | ¥738k/m² |
| 2018 | ¥480k/m² | ¥537k/m² | ¥649k/m² | ¥765k/m² |
| 2019 | ¥480k/m² | ¥546k/m² | ¥662k/m² | ¥769k/m² |
| 2020 | ¥548k/m² | ¥518k/m² | ¥688k/m² | ¥779k/m² |
| 2021 | ¥520k/m² | ¥567k/m² | ¥700k/m² | ¥833k/m² |
| 2022 | ¥519k/m² | ¥565k/m² | ¥736k/m² | ¥906k/m² |
| 2023 | ¥667k/m² | ¥630k/m² | ¥750k/m² | ¥880k/m² |
| 2024 | ¥683k/m² | ¥619k/m² | ¥741k/m² | ¥920k/m² |
| 2025 | ¥630k/m² | ¥660k/m² | ¥877k/m² | ¥938k/m² |
| 2026 (partial) | – | ¥655k/m² | – | – |
Prices near train stations in Suginami 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) |
|---|---|---|---|---|---|---|
| Ogikubo (荻窪) | ¥32.0M | ¥1.0M/m² | ¥90.0M | 10 | 471 | 242,043-12% vs 2019 |
| Nishi Ogikubo (西荻窪) | ¥36.0M | ¥1.0M/m² | ¥96.0M | 9 | 341 | 83,258-9% vs 2019 |
| Honancho (方南町) | ¥30.0M | ¥1.0M/m² | ¥81.0M | 8 | 269 | 38,148-4% vs 2019 |
| Takaido (高井戸) | ¥39.5M | ¥1.0M/m² | ¥84.5M | 9 | 210 | 37,317-16% vs 2019 |
| Higashi Koenji (東高円寺) | ¥29.0M | ¥1.0M/m² | ¥120M | 6 | 201 | 31,918-11% vs 2019 |
| Minami Asagaya (南阿佐ケ谷) | ¥50.5M | ¥1.1M/m² | ¥82.0M | 8 | 191 | 26,654-5% vs 2019 |
| Asagaya (阿佐ケ谷) | ¥39.0M | ¥971k/m² | ¥83.0M | 8 | 166 | 80,642-13% vs 2019 |
| Koenji (高円寺) | ¥26.5M | ¥1.0M/m² | ¥99.5M | 7 | 162 | 92,138-11% vs 2019 |
| Shin Koenji (新高円寺) | ¥21.5M | ¥867k/m² | ¥74.0M | 7 | 149 | 34,052-10% vs 2019 |
| Iogi (井荻) | ¥41.5M | ¥800k/m² | ¥76.5M | 8 | 116 | 17,843-10% vs 2019 |
| Hamadayama (浜田山) | ¥100M | ¥1.3M/m² | ¥98.0M | 8 | 112 | 26,853-11% vs 2019 |
| Kugayama (久我山) | ¥26.0M | ¥875k/m² | ¥86.0M | 7 | 111 | 37,302-9% vs 2019 |
| Kami Igusa (上井草) | ¥49.0M | ¥779k/m² | ¥80.0M | 8 | 109 | 18,132-15% vs 2019 |
| Shimo Igusa (下井草) | ¥23.0M | ¥939k/m² | ¥73.0M | 8 | 102 | 21,827-12% vs 2019 |
| Fujimigaoka (富士見ケ丘) | ¥39.0M | ¥892k/m² | ¥98.0M | 8 | 92 | 12,575-10% vs 2019 |
Used condo prices by layout in Suginami Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥21.0M | 20 m² | 627 |
| 3LDK | ¥70.0M | 70 m² | 333 |
| 2LDK | ¥58.0M | 55 m² | 249 |
| 1LDK | ¥39.0M | 35 m² | 236 |
| 1DK | ¥27.0M | 30 m² | 137 |
| 1R | ¥13.0M | 15 m² | 59 |
| 2DK | ¥35.0M | 40 m² | 49 |
| 4LDK | ¥98.0M | 85 m² | 15 |
How much does an apartment cost in Suginami Ward?
The median used condo (mansion) in Suginami Ward sold for ¥37.0M in 2025, about ¥1.1M/m², based on 592 recorded sales.
How much does a house cost in Suginami Ward?
The median house sale, including the land, was ¥90.0M in 2025 across 584 sales.
Are property prices in Suginami Ward going up?
Over the five years to 2025, condo prices per m² changed +21.4% and residential land prices changed +38.2%.
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.