Toshima Ward Housing Market 2026: Ikebukuro's Studio Market
Data updated 2026-11-11 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2 · Transactions in 2025: 783
In short
- 1The most studio-heavy ward
About 58% of condo sales in Toshima are studios and 1K units, the highest share of any of the 23 wards.
- 2Moving out, but growing
In 2025 about 2,250 more people moved out to the rest of Japan than moved in, one of the biggest outflows among the wards.
- 3Lowest flood risk
A median condo costs about 35 years of median rent, better than the Tokyo average.
The answers, compared
What does a home cost?
¥34.0M
median used condo · ¥1.3M/m²
16% above the Tokyo median
9 of 47 areas in Tokyo, highest first
Are prices rising?
+25.0%
over 5 years
Slower than Tokyo (+26.5%)
39 of 50 areas in Tokyo, highest first
Can local earners afford it?
6.5× income
median price ÷ average taxable income
Easier than Tokyo (6.8×)
35 of 50 areas in Tokyo, highest first
Rent or buy?
35years of rent
median price ÷ a year of median rent
Shorter than Tokyo (39)
35 of 50 areas in Tokyo, highest first
Are people moving in?
+1.5%
population, 2020–25
In line with Tokyo (+1.4%)
18 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%)
28 of 50 areas in Tokyo, highest first
Rent in Toshima Ward
The average private rental costs ¥93k a month (2023), +6.1% since 2018. Tokyo: ¥95k
| Floor area | Typical layout | Average rent / month | Toshima WardTokyo |
|---|---|---|---|
| under 30 m² studio / 1K | studio / 1K | ¥74k vs 2018 +5.6% · Tokyo: ¥70k | |
| 30–49 m² 1LDK / 2DK | 1LDK / 2DK | ¥104k vs 2018 +3.8% · Tokyo: ¥99k | |
| 50–69 m² 2LDK / 3DK | 2LDK / 3DK | ¥136k vs 2018 +2.4% · Tokyo: ¥126k | |
| 70–99 m² 3LDK / family | 3LDK / family | ¥148k vs 2018 -6.1% · Tokyo: ¥155k | |
| 100–149 m² mostly houses | mostly houses | ¥142k vs 2018 +44.0% · Tokyo: ¥191k | |
| 150 m² + mostly houses | mostly houses | ¥657k vs 2018 +462.2% · Tokyo: ¥271k |
- Rent per m²
- ¥3,107
- median, per month · Tokyo: ¥2,800
- The median used condo (¥34.0M, 25 m²) costs about 38 years of average rent for a similar-sized home (¥74k 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. 100,540 rented homes.
The most studio-heavy ward
About 58% of condo sales in Toshima are studios and 1K units, the highest share of any of the 23 wards. The 20 m² 1K at about ¥24M is by far the most traded home. Toshima also has the highest housing vacancy rate of the wards (about 14%), as many small rental flats sit empty between tenants.
Prices
Condos cost about ¥1.3M per m², 1.2 times the Tokyo average and ninth among the wards. Prices per m² rose about 4.3% a year over the past five years, about the same as before. Benchmark residential land rose 12.3% in the past year and 80% in ten years.
Moving out, but growing
In 2025 about 2,250 more people moved out to the rest of Japan than moved in, one of the biggest outflows among the wards. Yet population grew 1.5% between 2020 and 2025. As in Shinjuku, the growth likely comes from abroad, especially students.
Stations
Ikebukuro and Otsuka are the busiest stations, both at about ¥1.2M per m². Higashi-Ikebukuro is the priciest at about ¥1.5M; Higashi-Nagasaki is the cheapest. Station distance barely matters, because almost every part of Toshima is close to a station.
Lowest flood risk
A median condo costs about 35 years of median rent, better than the Tokyo average. Toshima has the lowest flood exposure of the 23 wards: only about one in six benchmark sites is in a flood zone, and none are deep. Its earthquake probability is also one of the lowest among the wards. The Ikebukuro Station area is an Urgent Urban Renewal Area.
Living in Toshima Ward: people, homes and risks
- Population 2025
- 306,106
- +1.5% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- -2,250
- -7.35 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 13.9%
- 0.9% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥81k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 44.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Reported crime
- 13.1
- per 1,000 residents in 2025 (4,021 crimes recorded by the Tokyo police)
- Tokyo: 6.9
- Average income per taxpayer
- ¥5.2M
- taxable income in 2023
- Tokyo: ¥5.4M
- Daytime population
- 137
- people here by day per 100 residents (2020 census)
- Foreign residents
- 12.3%
- 36,360 registered residents in 2024
- Tokyo: 5.2%
- Clinics
- 15.6
- per 10,000 residents; 14 hospitals, 323 dental clinics (2020)
- Tokyo: 9.8
- Official land price 2026
- ¥828k/m²
- +12.3% in a year · +44.4% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 16.7%
- of 54 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 54 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.
- Ikebukuro Station area · 143 ha · designated 2015 · 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 Toshima 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
¥23.0M
¥1.1M/m²
- Ikebukuro
- Ikebukuro · 9 min walk
- 1K · 20 m²
- Built 2005 (21 yrs) · RC
¥35.0M
¥1.8M/m²
- Higashiikebukuro
- Ikebukuro · 11 min walk
- 1K · 20 m²
- Built 2014 (11 yrs) · RC
¥80.0M
¥1.5M/m²
- Zoshigaya
- Higashi Ikebukuro · 5 min walk
- 2LDK · 55 m²
- Built 2009 (17 yrs) · RC
House
¥57.0M
¥393k/m²
- Kamiikebukuro
- Nishi Sugamo · 14 min walk
- Land 120 m² · floor 145 m²
- Built 1960 (65 yrs) · Wood
¥100M
¥909k/m²
- Senkawa
- Senkawa · 9 min walk
- Land 65 m² · floor 110 m²
- Built 2026 (0 yrs) · Wood
¥260M
¥1.1M/m²
- Higashiikebukuro
- Higashi Ikebukuro · 3 min walk
- Land 210 m² · floor 230 m²
- Built 1988 (38 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥16.5M | ¥59.5M |
| 2006 | ¥20.0M | ¥60.0M |
| 2007 | ¥23.0M | ¥65.0M |
| 2008 | ¥22.0M | ¥58.0M |
| 2009 | ¥23.0M | ¥51.0M |
| 2010 | ¥21.0M | ¥50.0M |
| 2011 | ¥22.0M | ¥48.0M |
| 2012 | ¥23.0M | ¥47.0M |
| 2013 | ¥21.0M | ¥50.0M |
| 2014 | ¥23.0M | ¥53.0M |
| 2015 | ¥22.0M | ¥58.0M |
| 2016 | ¥23.0M | ¥65.0M |
| 2017 | ¥23.0M | ¥67.5M |
| 2018 | ¥23.0M | ¥69.5M |
| 2019 | ¥24.5M | ¥68.0M |
| 2020 | ¥26.0M | ¥64.5M |
| 2021 | ¥25.0M | ¥71.5M |
| 2022 | ¥26.0M | ¥88.0M |
| 2023 | ¥27.0M | ¥83.0M |
| 2024 | ¥32.0M | ¥96.5M |
| 2025 | ¥34.0M | ¥105M |
| 2026 (partial) | ¥38.0M | ¥95.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥608k/m² | ¥427k/m² | ¥450k/m² |
| 2006 | ¥562k/m² | ¥500k/m² | ¥510k/m² |
| 2007 | ¥725k/m² | ¥576k/m² | ¥590k/m² |
| 2008 | ¥650k/m² | ¥537k/m² | ¥530k/m² |
| 2009 | ¥640k/m² | ¥526k/m² | ¥490k/m² |
| 2010 | ¥667k/m² | ¥506k/m² | ¥500k/m² |
| 2011 | ¥683k/m² | ¥517k/m² | ¥490k/m² |
| 2012 | ¥648k/m² | ¥516k/m² | ¥500k/m² |
| 2013 | ¥650k/m² | ¥522k/m² | ¥490k/m² |
| 2014 | ¥738k/m² | ¥514k/m² | ¥510k/m² |
| 2015 | ¥800k/m² | ¥520k/m² | ¥540k/m² |
| 2016 | ¥850k/m² | ¥589k/m² | ¥650k/m² |
| 2017 | ¥850k/m² | ¥622k/m² | ¥665k/m² |
| 2018 | ¥900k/m² | ¥643k/m² | ¥700k/m² |
| 2019 | ¥948k/m² | ¥600k/m² | ¥650k/m² |
| 2020 | ¥1.0M/m² | ¥670k/m² | ¥690k/m² |
| 2021 | ¥1.0M/m² | ¥738k/m² | ¥740k/m² |
| 2022 | ¥1.1M/m² | ¥762k/m² | ¥830k/m² |
| 2023 | ¥1.1M/m² | ¥800k/m² | ¥920k/m² |
| 2024 | ¥1.1M/m² | ¥818k/m² | ¥910k/m² |
| 2025 | ¥1.3M/m² | ¥893k/m² | ¥920k/m² |
| 2026 (partial) | ¥1.2M/m² | ¥916k/m² | ¥1.1M/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.5M/m² | ¥924k/m² |
| 1 | ¥1.5M/m² | ¥965k/m² |
| 2 | ¥1.6M/m² | ¥1.0M/m² |
| 3 | ¥1.6M/m² | ¥900k/m² |
| 4 | ¥1.3M/m² | – |
| 5 | ¥1.3M/m² | ¥805k/m² |
| 6 | ¥1.3M/m² | ¥825k/m² |
| 7 | ¥1.3M/m² | ¥832k/m² |
| 8 | ¥1.3M/m² | – |
| 9 | ¥1.3M/m² | ¥732k/m² |
| 10 | ¥1.3M/m² | – |
| 11 | ¥1.3M/m² | ¥778k/m² |
| 12 | ¥1.2M/m² | – |
| 13 | ¥1.2M/m² | – |
| 14 | ¥1.1M/m² | – |
| 15 | ¥1.1M/m² | – |
| 16 | ¥1.1M/m² | – |
| 17 | ¥1.1M/m² | ¥754k/m² |
| 18 | ¥1.1M/m² | – |
| 19 | ¥1.1M/m² | – |
| 20 | ¥1.1M/m² | ¥747k/m² |
| 21 | ¥1.1M/m² | – |
| 22 | ¥1.0M/m² | – |
| 23 | ¥1.0M/m² | – |
| 24 | ¥1.0M/m² | ¥630k/m² |
| 25 | ¥1.0M/m² | ¥629k/m² |
| 26 | ¥1.1M/m² | – |
| 27 | ¥1.1M/m² | – |
| 28 | ¥1.1M/m² | ¥612k/m² |
| 29 | ¥980k/m² | – |
| 30 | ¥800k/m² | – |
| 31 | ¥825k/m² | ¥525k/m² |
| 32 | ¥842k/m² | ¥660k/m² |
| 33 | ¥800k/m² | ¥600k/m² |
| 34 | ¥733k/m² | ¥602k/m² |
| 35 | ¥733k/m² | ¥424k/m² |
| 36 | ¥800k/m² | ¥536k/m² |
| 37 | ¥750k/m² | ¥730k/m² |
| 38 | ¥764k/m² | ¥797k/m² |
| 39 | ¥836k/m² | – |
| 40 | ¥860k/m² | – |
| 41 | ¥750k/m² | ¥480k/m² |
| 42 | ¥775k/m² | ¥671k/m² |
| 43 | ¥764k/m² | ¥535k/m² |
| 44 | ¥775k/m² | ¥837k/m² |
| 45 | ¥818k/m² | ¥584k/m² |
| 46 | ¥888k/m² | – |
| 47 | ¥793k/m² | – |
| 48 | ¥842k/m² | ¥578k/m² |
| 50 | ¥700k/m² | ¥578k/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 | – | ¥558k/m² | ¥1.1M/m² | – |
| 2006 | ¥433k/m² | ¥520k/m² | ¥1.1M/m² | – |
| 2007 | ¥457k/m² | ¥600k/m² | ¥907k/m² | – |
| 2008 | ¥450k/m² | ¥560k/m² | ¥800k/m² | – |
| 2009 | ¥431k/m² | ¥550k/m² | ¥875k/m² | – |
| 2010 | ¥425k/m² | ¥550k/m² | ¥950k/m² | ¥1.0M/m² |
| 2011 | ¥465k/m² | ¥550k/m² | ¥800k/m² | ¥978k/m² |
| 2012 | ¥400k/m² | ¥538k/m² | ¥700k/m² | ¥943k/m² |
| 2013 | ¥400k/m² | ¥553k/m² | ¥763k/m² | ¥1.1M/m² |
| 2014 | ¥467k/m² | ¥600k/m² | ¥800k/m² | ¥1.1M/m² |
| 2015 | ¥517k/m² | ¥667k/m² | ¥900k/m² | ¥1.1M/m² |
| 2016 | ¥543k/m² | ¥678k/m² | ¥950k/m² | ¥1.1M/m² |
| 2017 | ¥582k/m² | ¥750k/m² | ¥943k/m² | ¥1.1M/m² |
| 2018 | – | ¥800k/m² | ¥950k/m² | ¥1.1M/m² |
| 2019 | ¥607k/m² | ¥713k/m² | ¥1.0M/m² | ¥1.2M/m² |
| 2020 | – | ¥800k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2021 | ¥671k/m² | ¥850k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2022 | ¥743k/m² | ¥867k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2023 | ¥738k/m² | ¥867k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2024 | ¥860k/m² | ¥933k/m² | ¥1.2M/m² | ¥1.4M/m² |
| 2025 | ¥808k/m² | ¥1.0M/m² | ¥1.3M/m² | ¥1.4M/m² |
| 2026 (partial) | – | ¥1.1M/m² | ¥1.3M/m² | ¥1.8M/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 | – | ¥380k/m² | – | – |
| 2006 | – | ¥457k/m² | ¥595k/m² | – |
| 2007 | – | ¥467k/m² | ¥635k/m² | – |
| 2008 | ¥390k/m² | ¥461k/m² | ¥594k/m² | – |
| 2009 | ¥367k/m² | ¥400k/m² | ¥559k/m² | – |
| 2010 | – | ¥385k/m² | ¥567k/m² | – |
| 2011 | ¥305k/m² | ¥442k/m² | – | ¥587k/m² |
| 2012 | – | ¥362k/m² | ¥529k/m² | ¥563k/m² |
| 2013 | ¥371k/m² | ¥400k/m² | ¥522k/m² | ¥588k/m² |
| 2014 | – | ¥373k/m² | ¥554k/m² | ¥600k/m² |
| 2015 | – | ¥443k/m² | ¥591k/m² | ¥648k/m² |
| 2016 | ¥380k/m² | ¥448k/m² | ¥589k/m² | ¥711k/m² |
| 2017 | ¥400k/m² | ¥480k/m² | – | ¥717k/m² |
| 2018 | – | ¥560k/m² | – | ¥750k/m² |
| 2019 | ¥440k/m² | ¥498k/m² | – | ¥747k/m² |
| 2020 | ¥493k/m² | ¥521k/m² | – | ¥728k/m² |
| 2021 | ¥508k/m² | ¥538k/m² | – | ¥800k/m² |
| 2022 | – | ¥595k/m² | ¥703k/m² | ¥856k/m² |
| 2023 | ¥583k/m² | ¥615k/m² | – | ¥807k/m² |
| 2024 | ¥755k/m² | ¥594k/m² | – | – |
| 2025 | – | ¥805k/m² | – | ¥905k/m² |
Prices near train stations in Toshima 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) |
|---|---|---|---|---|---|---|
| Ikebukuro (池袋) | ¥31.0M | ¥1.2M/m² | ¥250M | 9 | 393 | 2,308,170-13% vs 2019 |
| Otsuka(Tokyo) (大塚(東京)) | ¥27.0M | ¥1.2M/m² | ¥100M | 6 | 334 | 104,504-11% vs 2019 |
| Shiinamachi (椎名町) | ¥28.0M | ¥1.2M/m² | ¥84.0M | 5 | 157 | 18,897-8% vs 2019 |
| Kanamecho (要町) | ¥37.0M | ¥1.2M/m² | ¥87.0M | 5 | 153 | 38,864-7% vs 2019 |
| Kita Ikebukuro (北池袋) | ¥25.0M | ¥1.1M/m² | ¥82.5M | 7 | 146 | 9,819-2% vs 2019 |
| Nishi Sugamo (西巣鴨) | ¥39.0M | ¥1.1M/m² | ¥79.0M | 6 | 119 | 28,375-6% vs 2019 |
| Sugamo (巣鴨) | ¥28.0M | ¥1.1M/m² | ¥130M | 6 | 118 | 216,984-13% vs 2019 |
| Higashi Nagasaki (東長崎) | ¥25.0M | ¥957k/m² | ¥80.5M | 6 | 104 | 24,858-10% vs 2019 |
| Zoshigaya(TokyoMetro) (雑司が谷(東京メトロ)) | ¥36.5M | ¥1.1M/m² | ¥90.0M | 4 | 104 | 18,916-2% vs 2019 |
| Higashi Ikebukuro (東池袋) | ¥54.5M | ¥1.5M/m² | ¥125M | 2 | 100 | 42,748-3% vs 2019 |
| Komagome (駒込) | ¥33.0M | ¥1.1M/m² | ¥93.0M | 4 | 97 | 121,822-13% vs 2019 |
| Senkawa (千川) | ¥23.0M | ¥950k/m² | ¥86.0M | 6 | 76 | 37,251-8% vs 2019 |
| Shimo Itabashi (下板橋) | ¥38.0M | ¥1.2M/m² | ¥83.5M | 7 | 61 | 15,274-8% vs 2019 |
| Mejiro (目白) | ¥67.0M | ¥1.3M/m² | ¥180M | 8 | 60 | 65,746-14% vs 2019 |
| Itabashi (板橋) | ¥59.0M | ¥1.1M/m² | – | 3 | 46 | 63,704-8% vs 2019 |
Used condo prices by layout in Toshima Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥24.0M | 20 m² | 749 |
| 2LDK | ¥65.0M | 55 m² | 223 |
| 3LDK | ¥85.5M | 70 m² | 164 |
| 1LDK | ¥44.0M | 40 m² | 153 |
| 1DK | ¥28.0M | 25 m² | 73 |
| 2DK | ¥35.0M | 45 m² | 37 |
| 1R | ¥16.0M | 17.5 m² | 26 |
| Open floor | ¥38.0M | 45 m² | 18 |
How much does an apartment cost in Toshima Ward?
The median used condo (mansion) in Toshima Ward sold for ¥34.0M in 2025, about ¥1.3M/m², based on 477 recorded sales.
How much does a house cost in Toshima Ward?
The median house sale, including the land, was ¥105M in 2025 across 200 sales.
Are property prices in Toshima Ward going up?
Over the five years to 2025, condo prices per m² changed +25.0% and residential land prices changed +33.3%.
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.