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

Sumida Ward Housing Market 2026: Skytree Views, Good Yields, and Every Site in a Flood Zone

Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 950

In short

1
Growing and affordable
Sumida, home to Ryogoku, Kinshicho and the Tokyo Skytree, grew 4.8% between 2020 and 2025, fourth among the 23 wards, and households grew 8%.
2
The price rise has slowed
Condo prices per m² rose about 3.8% a year over the past five years, about half the pace of the five years before.
3
A studio market with the best yield in the 23 wards
More than half of condo sales are studios and 1K units, and the 25 m² 1K at about ¥25M is the most traded home.
4
Cheap in the north, pricier in the south
Ryogoku and Kinshicho in the south are the busiest and priciest areas, at about ¥1.1M per m².
5
Flood risk is everywhere
Every one of Sumida's benchmark sites is inside the worst-case flood zone (as in Arakawa, Adachi and Katsushika), and about one in five is in a zone of 3 m or deeper.

The answers, compared

What does a home cost?

¥32.0M

median used condo · ¥1.1M/m²

4% above the Tokyo median

13 of 47 areas in Tokyo, highest first

Are prices rising?

+27.3%

over 5 years

Faster than Tokyo (+26.5%)

37 of 50 areas in Tokyo, highest first

Can local earners afford it?

7.0× income

median price ÷ average taxable income

In line with Tokyo (6.8×)

28 of 50 areas in Tokyo, highest first

Rent or buy?

30years of rent

median price ÷ a year of median rent

Shorter than Tokyo (39)

45 of 50 areas in Tokyo, highest first

Are people moving in?

+4.8%

population, 2020–25

Faster than Tokyo (+1.4%)

4 of 50 areas in Tokyo, highest first

How risky is it?

57%

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

Higher than Tokyo (53%)

10 of 50 areas in Tokyo, highest first

Rent in Sumida Ward

The average private rental costs ¥98k a month (2023), +10.8% since 2018. Tokyo: ¥95k

Floor area	Typical layout	Average rent / month
under 30 m² studio / 1K	studio / 1K	¥78k vs 2018 +7.2% · Tokyo: ¥70k
30–49 m² 1LDK / 2DK	1LDK / 2DK	¥111k vs 2018 +16.5% · Tokyo: ¥99k
50–69 m² 2LDK / 3DK	2LDK / 3DK	¥130k vs 2018 +9.9% · Tokyo: ¥126k
70–99 m² 3LDK / family	3LDK / family	¥140k vs 2018 +9.7% · Tokyo: ¥155k
100–149 m² mostly houses	mostly houses	¥135k vs 2018 -4.6% · Tokyo: ¥191k
150 m² + mostly houses	mostly houses	¥80k vs 2018 -7.6% · Tokyo: ¥271k

Rent per m²: ¥3,130; median, per month · Tokyo: ¥2,800; The median used condo (¥32.0M, 25 m²) costs about 34 years of average rent for a similar-sized home (¥78k 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. 72,200 rented homes.

Growing and affordable

Sumida, home to Ryogoku, Kinshicho and the Tokyo Skytree, grew 4.8% between 2020 and 2025, fourth among the 23 wards, and households grew 8%. More people moved in from the rest of Japan than left. Condos cost about ¥1.1M per m², almost exactly the Tokyo average, and the median condo sold for about ¥32M.

The price rise has slowed

Condo prices per m² rose about 3.8% a year over the past five years, about half the pace of the five years before. Land is still moving fast: benchmark residential land rose 13.2% in the past year, and land sold in transactions rose about 60% in five years.

A studio market with the best yield in the 23 wards

More than half of condo sales are studios and 1K units, and the 25 m² 1K at about ¥25M is the most traded home. A median condo costs about 30 years of median rent, the lowest ratio of any ward, which makes Sumida a favourite with small investors. Station distance barely affects price here.

Cheap in the north, pricier in the south

Ryogoku and Kinshicho in the south are the busiest and priciest areas, at about ¥1.1M per m². Yahiro and Omurai in the north cost about a third less.

Flood risk is everywhere

Every one of Sumida's benchmark sites is inside the worst-case flood zone (as in Arakawa, Adachi and Katsushika), and about one in five is in a zone of 3 m or deeper. The ward lies between the Sumida and Arakawa rivers, below sea level in places. Earthquake probability (about 57% for 6-lower in 30 years) is also above the Tokyo average.

Living in Sumida Ward: people, homes and risks

Population 2025: 285,203; +4.8% since 2020; Tokyo: +1.4%
Net moves in 2025: +834; +2.92 per 1,000 residents; Tokyo: +4.58
Vacant homes (2023): 11.8%; 2.2% empty and not for rent or sale; Tokyo: 10.9%
Median rent (2023): ¥88k; per month, all rented homes; Tokyo: ¥78k
Strong earthquake risk: 57.0%; chance of shaking of intensity 6-lower or more within 30 years; Tokyo: 52.8%
Reported crime: 7.0; per 1,000 residents in 2025 (1,992 crimes recorded by the Tokyo police); Tokyo: 6.9
Average income per taxpayer: ¥4.6M; taxable income in 2023; Tokyo: ¥5.4M
Daytime population: 104; people here by day per 100 residents (2020 census)
Foreign residents: 5.9%; 16,980 registered residents in 2024; Tokyo: 5.2%
Clinics: 8.0; per 10,000 residents; 13 hospitals, 194 dental clinics (2020); Tokyo: 9.8
Official land price 2026: ¥671k/m²; +13.2% in a year · +39.5% in 5 years; Tokyo: ¥407k/m²
Flood exposure: 100.0%; of 24 benchmark sites in a worst-case flood zone (20.8% 3 m or deeper); Tokyo: 42.5%
Landslide exposure: 0.0%; of 24 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 Sumida 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

¥25.0M

¥1.3M/m²

Honjo
Honjo Azumabashi · 10 min walk
1K · 20 m²
Built 2007 (19 yrs) · RC

Typical2026 Q2

¥34.0M

¥1.4M/m²

Kyojima
Keisei Hikifune · 4 min walk
1K · 25 m²
Built 2025 (1 yrs) · RC

Higher-priced2026 Q1

¥56.0M

¥1.1M/m²

Midori
Ryogoku · 9 min walk
1DK · 50 m²
Built 2005 (21 yrs) · SRC

House

Lower-priced2026 Q2

¥50.0M

¥1.0M/m²

Ishiwara
Ryogoku · 8 min walk
Land 35 m² · floor 50 m²
Built 1960 (66 yrs) · Wood

Typical2026 Q2

¥100M

¥833k/m²

Mukojima
Hikifune · 7 min walk
Land 90 m² · floor 120 m²
Built 2016 (10 yrs) · Wood

Higher-priced2025 Q3

¥250M

¥1.1M/m²

Midori
Ryogoku · 8 min walk
Land 105 m² · floor 220 m²
Built 1966 (59 yrs) · Steel

Median transaction price by yearA jump driven by what sold — The median house price rose 53% between 2023 and 2025. Per m², prices rose only 17%, so most of the jump comes from larger or higher-end properties changing hands, not from the same homes getting that much more expensive.

Show data table

Year	Condo	House
2005	¥20.0M	¥43.0M
2006	¥21.0M	¥44.0M
2007	¥23.0M	¥45.0M
2008	¥24.0M	¥43.0M
2009	¥22.0M	¥40.0M
2010	¥23.0M	¥44.0M
2011	¥23.0M	¥43.5M
2012	¥24.0M	¥43.5M
2013	¥25.0M	¥43.0M
2014	¥24.0M	¥42.5M
2015	¥26.0M	¥40.5M
2016	¥27.0M	¥48.5M
2017	¥27.0M	¥50.0M
2018	¥27.0M	¥65.0M
2019	¥26.0M	¥60.0M
2020	¥27.0M	¥47.0M
2021	¥29.0M	¥54.5M
2022	¥28.0M	¥61.0M
2023	¥28.0M	¥62.0M
2024	¥31.0M	¥66.0M
2025	¥32.0M	¥95.0M
2026 (partial)	¥35.0M	¥83.5M

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.

Show data table

Year	Condo	House	Land
2005	¥433k/m²	¥369k/m²	¥380k/m²
2006	¥543k/m²	¥400k/m²	¥385k/m²
2007	¥720k/m²	¥427k/m²	¥470k/m²
2008	¥680k/m²	¥354k/m²	¥480k/m²
2009	¥650k/m²	¥324k/m²	¥350k/m²
2010	¥600k/m²	¥391k/m²	¥395k/m²
2011	¥564k/m²	¥384k/m²	¥390k/m²
2012	¥540k/m²	¥389k/m²	¥370k/m²
2013	¥580k/m²	¥390k/m²	¥395k/m²
2014	¥600k/m²	¥389k/m²	¥350k/m²
2015	¥667k/m²	¥427k/m²	¥425k/m²
2016	¥714k/m²	¥453k/m²	¥460k/m²
2017	¥760k/m²	¥471k/m²	¥580k/m²
2018	¥829k/m²	¥492k/m²	¥505k/m²
2019	¥920k/m²	¥514k/m²	¥505k/m²
2020	¥880k/m²	¥486k/m²	¥580k/m²
2021	¥950k/m²	¥531k/m²	¥790k/m²
2022	¥980k/m²	¥600k/m²	¥650k/m²
2023	¥1.0M/m²	¥600k/m²	¥720k/m²
2024	¥1.1M/m²	¥637k/m²	¥870k/m²
2025	¥1.1M/m²	¥700k/m²	¥940k/m²
2026 (partial)	¥1.2M/m²	¥783k/m²	¥800k/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 27 years old. Prices keep falling by roughly 2.2% a year even after 25 years, so older condos here are cheap for a reason. Check the repair fund and rebuild plans.

Show data table

Building age (years)	Condo	House
0	¥1.3M/m²	¥649k/m²
1	¥1.2M/m²	¥626k/m²
2	¥1.2M/m²	¥893k/m²
3	¥1.1M/m²	¥896k/m²
4	¥1.1M/m²	¥824k/m²
5	¥1.1M/m²	¥754k/m²
6	¥1.1M/m²	¥677k/m²
7	¥1.1M/m²	–
8	¥1.0M/m²	–
9	¥1.0M/m²	¥657k/m²
10	¥1.0M/m²	–
11	¥1.0M/m²	–
12	¥1.0M/m²	–
13	¥1.0M/m²	–
14	¥1.1M/m²	–
15	¥1.1M/m²	–
16	¥1.1M/m²	–
17	¥1.1M/m²	–
18	¥1.0M/m²	–
19	¥1.1M/m²	–
20	¥1.0M/m²	–
21	¥908k/m²	–
22	¥878k/m²	–
23	¥939k/m²	–
24	¥846k/m²	–
25	¥960k/m²	–
26	¥883k/m²	–
27	¥800k/m²	–
28	¥833k/m²	–
29	¥800k/m²	¥412k/m²
30	¥720k/m²	¥538k/m²
31	¥867k/m²	¥563k/m²
32	¥750k/m²	¥493k/m²
33	¥742k/m²	¥409k/m²
34	¥700k/m²	¥600k/m²
35	¥663k/m²	¥496k/m²
36	¥717k/m²	¥429k/m²
37	¥686k/m²	¥489k/m²
38	¥625k/m²	–
39	¥714k/m²	–
40	¥689k/m²	–
41	¥615k/m²	–
42	¥638k/m²	–
43	¥636k/m²	–
44	¥663k/m²	–
45	¥525k/m²	¥400k/m²
46	–	¥416k/m²
47	¥580k/m²	¥582k/m²
50	¥665k/m²	¥500k/m²

Condo price per m² by construction periodOlder buildings are keeping up — Older pre-1981 buildings have actually risen faster (5.8% a year) than 2000s buildings (4.6%), usually a sign that land value is driving prices. Pre-1981 buildings, built before the current earthquake standard, trade about 21% 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	–	¥408k/m²	¥940k/m²	–
2006	¥285k/m²	¥400k/m²	¥1.0M/m²	–
2007	–	¥460k/m²	¥1.0M/m²	–
2008	–	¥463k/m²	¥960k/m²	–
2009	–	¥419k/m²	¥900k/m²	–
2010	–	¥433k/m²	¥750k/m²	–
2011	–	¥433k/m²	¥600k/m²	¥866k/m²
2012	¥280k/m²	¥459k/m²	¥560k/m²	¥800k/m²
2013	¥351k/m²	¥460k/m²	¥613k/m²	¥920k/m²
2014	¥345k/m²	¥467k/m²	¥667k/m²	¥950k/m²
2015	¥400k/m²	¥536k/m²	¥738k/m²	¥925k/m²
2016	¥480k/m²	¥573k/m²	¥753k/m²	¥922k/m²
2017	¥467k/m²	¥594k/m²	¥828k/m²	¥900k/m²
2018	¥475k/m²	¥580k/m²	¥850k/m²	¥1.0M/m²
2019	–	¥650k/m²	¥955k/m²	¥1.0M/m²
2020	¥583k/m²	¥644k/m²	¥920k/m²	¥1.0M/m²
2021	¥658k/m²	¥700k/m²	¥960k/m²	¥1.0M/m²
2022	¥563k/m²	¥750k/m²	¥1.0M/m²	¥1.0M/m²
2023	¥618k/m²	¥767k/m²	¥1.0M/m²	¥1.0M/m²
2024	¥620k/m²	¥800k/m²	¥1.1M/m²	¥1.1M/m²
2025	¥695k/m²	¥875k/m²	¥1.1M/m²	¥1.2M/m²
2026 (partial)	–	¥933k/m²	¥1.2M/m²	¥1.3M/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	–	¥264k/m²	¥465k/m²	–
2006	¥247k/m²	¥352k/m²	¥451k/m²	–
2007	–	¥373k/m²	¥482k/m²	–
2008	–	¥302k/m²	¥503k/m²	–
2009	–	¥224k/m²	¥444k/m²	–
2010	¥254k/m²	¥302k/m²	¥437k/m²	–
2011	–	¥265k/m²	–	¥459k/m²
2012	¥227k/m²	¥254k/m²	–	¥459k/m²
2013	–	¥273k/m²	–	¥456k/m²
2014	¥239k/m²	¥310k/m²	–	¥440k/m²
2015	¥247k/m²	¥364k/m²	–	¥474k/m²
2016	¥239k/m²	¥341k/m²	–	¥513k/m²
2017	¥333k/m²	¥354k/m²	–	¥511k/m²
2018	¥320k/m²	¥404k/m²	–	¥560k/m²
2019	¥356k/m²	¥433k/m²	–	¥571k/m²
2020	¥356k/m²	–	–	¥502k/m²
2021	–	¥345k/m²	–	¥596k/m²
2022	–	¥361k/m²	–	¥600k/m²
2023	¥445k/m²	¥469k/m²	–	–
2024	–	¥492k/m²	–	–
2025	¥551k/m²	¥606k/m²	–	–

Prices near train stations in Sumida 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)
Ryogoku (両国)	¥29.0M	¥1.1M/m²	¥215M	6	471	100,835-13% vs 2019
Kinshicho (錦糸町)	¥30.0M	¥1.1M/m²	¥220M	8	349	287,869-10% vs 2019
Oshiage (押上)	¥29.0M	¥1.1M/m²	¥150M	6	240	559,147+4% vs 2019
Higashi Mukojima (東向島)	¥32.0M	¥990k/m²	¥59.0M	6	223	18,155-11% vs 2019
Hikifune (曳舟)	¥30.0M	¥1.0M/m²	¥63.0M	7	193	28,309-4% vs 2019
Honjo Azumabashi (本所吾妻橋)	¥29.5M	¥1.1M/m²	¥200M	6	189	20,350+4% vs 2019
Kikukawa(Tokyo) (菊川(東京))	¥30.0M	¥1.1M/m²	¥160M	5	176	23,140-11% vs 2019
Keisei Hikifune (京成曳舟)	¥35.0M	¥988k/m²	¥50.0M	6	149	18,818-5% vs 2019
Yahiro (八広)	¥28.5M	¥730k/m²	¥54.0M	7	147	13,264+5% vs 2019
Omurai (小村井)	¥34.5M	¥800k/m²	¥59.0M	6	110	10,765-8% vs 2019
Kanegafuchi (鐘ケ淵)	¥32.0M	¥1.0M/m²	¥46.5M	5	109	12,297-4% vs 2019
Morishita(Tokyo) (森下(東京))	¥35.5M	¥1.1M/m²	¥245M	4	84	70,246-54% vs 2019
Tokyo Skytree (とうきょうスカイツリー)	¥30.0M	¥1.0M/m²	¥120M	6	65	–
Higashi Azuma (東あずま)	¥33.0M	¥785k/m²	¥57.0M	5	64	7,504-7% vs 2019
Kuramae (蔵前)	¥33.0M	¥1.1M/m²	–	7	34	73,4730% vs 2019

Used condo prices by layout in Sumida Ward

Sales from 2023–2025.

Layout	Median used condo price	Typical size	Sales
1K	¥25.0M	25 m²	889
2LDK	¥49.0M	55 m²	264
1LDK	¥41.0M	40 m²	253
3LDK	¥55.0M	65 m²	234
1DK	¥30.0M	25 m²	112
2DK	¥38.0M	40 m²	61
1R	¥16.5M	17.5 m²	22
2K	¥34.5M	30 m²	12

How much does an apartment cost in Sumida Ward?

The median used condo (mansion) in Sumida Ward sold for ¥32.0M in 2025, about ¥1.1M/m², based on 678 recorded sales.

How much does a house cost in Sumida Ward?

The median house sale, including the land, was ¥95.0M in 2025 across 199 sales.

Are property prices in Sumida Ward going up?

Over the five years to 2025, condo prices per m² changed +27.3% and residential land prices changed +62.1%.

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.