Data · Primary sources only
Tokyo 23 Wards Property Data 2026
Official land prices, resale and new condo prices, condo rents, population and minpaku registrations for every Tokyo ward — transcribed from the primary source, which is linked under each table. Nothing here is modelled or estimated by us.
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Download the tables as CSV: Land prices 2026 by ward · Population & foreign residents by ward · Minpaku registrations by ward · Resale condo (REINS) Aug 2026 · New condo (REEI) Aug 2026 + 2025 · Condo rents (Tokyo Kantei) Aug 2026
1. Official land prices 2026 by ward (chika koji)
The chika koji (公示地価) is the government's official land price survey, published every March by the Ministry of Land, Infrastructure, Transport and Tourism with a January 1 base date. The Tokyo Metropolitan Government publishes the ward-level averages below. Prices are the average of the survey points in each ward, in yen per square metre of land; the change column is the average year-on-year change of those points.
Across the whole 23-ward area, residential land averaged ¥856,400/㎡ (+9.0%) and commercial land ¥4,015,100/㎡ (+13.8%). The highest residential average is Chiyoda (¥3,631,400/㎡) and the lowest is Katsushika (¥387,500/㎡) — a 9.4× spread inside one city. The fastest residential rise was Minato (+16.6%).
| Ward | 区 | Residential avg ¥/㎡ | Residential YoY | Commercial avg ¥/㎡ | Commercial YoY | All uses YoY |
|---|---|---|---|---|---|---|
| Chiyoda | 千代田区 | 3,631,400 | +10.7% | 7,356,500 | +13.1% | +12.8% |
| Chuo | 中央区 | 1,930,000 | +13.8% | 11,385,400 | +13.5% | +13.5% |
| Minato | 港区 | 3,013,700 | +16.6% | 6,991,800 | +14.0% | +15.0% |
| Shinjuku | 新宿区 | 1,131,600 | +11.2% | 6,159,400 | +13.8% | +12.9% |
| Bunkyo | 文京区 | 1,448,100 | +13.8% | 2,276,300 | +17.8% | +16.0% |
| Taito | 台東区 | 1,320,800 | +14.2% | 2,512,900 | +19.1% | +18.5% |
| Sumida | 墨田区 | 613,300 | +13.2% | 1,203,900 | +15.0% | +14.2% |
| Koto | 江東区 | 661,500 | +11.9% | 1,310,300 | +15.6% | +13.5% |
| Shinagawa | 品川区 | 1,244,100 | +13.9% | 2,470,400 | +16.3% | +15.0% |
| Meguro | 目黒区 | 1,404,500 | +13.7% | 2,664,700 | +13.7% | +13.7% |
| Ota | 大田区 | 647,600 | +7.9% | 1,201,700 | +9.7% | +8.8% |
| Setagaya | 世田谷区 | 779,900 | +7.0% | 1,334,800 | +9.4% | +7.6% |
| Shibuya | 渋谷区 | 1,874,100 | +11.0% | 9,297,600 | +13.8% | +12.5% |
| Nakano | 中野区 | 782,700 | +9.0% | 2,034,900 | +17.5% | +13.1% |
| Suginami | 杉並区 | 703,200 | +8.2% | 1,516,500 | +17.5% | +10.8% |
| Toshima | 豊島区 | 912,100 | +12.9% | 3,167,100 | +15.2% | +14.3% |
| Kita | 北区 | 742,000 | +11.6% | 1,505,800 | +16.2% | +13.5% |
| Arakawa | 荒川区 | 718,700 | +11.8% | 1,339,800 | +16.2% | +13.8% |
| Itabashi | 板橋区 | 553,600 | +8.5% | 998,800 | +12.6% | +9.7% |
| Nerima | 練馬区 | 480,500 | +6.2% | 1,002,000 | +8.9% | +6.7% |
| Adachi | 足立区 | 410,800 | +6.3% | 847,300 | +8.5% | +7.1% |
| Katsushika | 葛飾区 | 387,500 | +5.6% | 720,100 | +11.1% | +7.3% |
| Edogawa | 江戸川区 | 441,100 | +5.7% | 857,400 | +8.7% | +6.3% |
| 23 wards (区部全域) | 区部全域 | 856,400 | +9.0% | 4,015,100 | +13.8% | — |
Source: 東京都財務局 (Tokyo Metropolitan Government, Bureau of Finance), 令和8年地価公示 東京都分 — 区市町村別用途別平均価格表 and 区市町村別用途別対前年変動率, based on 国土交通省 令和8年地価公示. Published 2026-03-17; base date January 1, 2026. Ward links go to our ward guides.
2. Resale condominium prices — 23 wards, August 2026 (REINS)
REINS is the MLIT-designated transaction network that licensed agents must report contracts to, so these are contracted prices, not asking prices. In August 2026 the 23-ward resale condo price was ¥1,326,900 per ㎡ (-0.3% YoY) on 1,265 contracts (-20.6% YoY); the report notes this was the first year-on-year decline in the ㎡ price in 76 months, and the eighth consecutive monthly decline in contract count. Average contracted unit: 55.86 ㎡, 26.86 years old, ¥75,260,000.
| Area | Contracts | YoY | Price per ㎡ | YoY | Avg price | YoY | Avg size ㎡ | Avg age (yrs) |
|---|---|---|---|---|---|---|---|---|
| Tokyo 23 wards 東京都区部 | 1,265 | -20.6% | ¥1,326,900 | -0.3% | ¥75,260,000 | -0.2% | 55.86 | 26.86 |
| Tokyo Metropolis 東京都 | 1,562 | -18.7% | ¥1,188,500 | -0.8% | ¥68,260,000 | -0.4% | 57.44 | 27.29 |
| Tokyo Tama area 東京都多摩 | 297 | -9.5% | ¥599,000 | +9.1% | ¥38,440,000 | +8.8% | 64.17 | 29.12 |
| Greater Tokyo (1 metropolis + 3 prefectures) 首都圏 | 3,180 | -10.5% | ¥816,000 | -3.8% | ¥51,290,000 | -2.8% | 62.85 | 28.29 |
23-ward resale price per ㎡ and contract count, last 13 months
| Month | 2025-08 | 2025-09 | 2025-10 | 2025-11 | 2025-12 | 2026-01 | 2026-02 | 2026-03 | 2026-04 | 2026-05 | 2026-06 | 2026-07 | 2026-08 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Price per ㎡ (¥10,000) | 133.10 | 131.54 | 135.03 | 130.96 | 135.61 | 137.50 | 133.37 | 136.10 | 137.46 | 131.24 | 131.15 | 135.77 | 132.69 |
| Contracts | 1,593 | 1,995 | 1,836 | 1,853 | 1,695 | 1,433 | 1,817 | 2,145 | 1,635 | 1,452 | 1,716 | 1,509 | 1,265 |
Quarterly view (April–June 2026, 23 wards): 4,803 contracts (-13.2%), ¥1,362,200/㎡ (+5.1%), average price ¥75,740,000 (+2.7%).
Source: 公益財団法人東日本不動産流通機構 (REINS), 月例速報 Market Watch サマリーレポート 2026年8月度 (published 2026-09-10); quarterly figures from 季報 Market Watch 2026年4〜6月期 (published 2026-07-17). REINS notes that a January 2025 registration-system change may affect contract counts. Sub-area splits (central 3 / south / west / north / east) are not in the public summary and are therefore not shown.
3. New condominium prices — 23 wards, August 2026 and calendar 2025 (Real Estate Economic Institute)
The Real Estate Economic Institute (不動産経済研究所) tracks every new condominium launched in Greater Tokyo. In August 2026 the 23 wards took 478 of the region's new units, at an average price of ¥138,210,000 (+0.1% YoY) and ¥2,122,000 per ㎡ (-1.6%), with a first-month contract rate of 72.4%. For calendar 2025 the 23-ward average was ¥136,130,000 (+21.8%) and ¥2,109,000/㎡ (+23.3%) on 8,064 units. The central six wards (Chiyoda, Chuo, Minato, Shinjuku, Bunkyo, Shibuya) averaged ¥181,130,000 and ¥2,774,000/㎡ in August 2026 (217 units), and ¥195,030,000 / ¥2,879,000/㎡ for 2025.
| Period | Area | Units | YoY | 1st-month contract rate | Avg price | YoY | Price per ㎡ | YoY |
|---|---|---|---|---|---|---|---|---|
| 2026-08 | Tokyo 23 wards 東京23区 | 478 | -30.7% | 72.4% | ¥138,210,000 | +0.1% | ¥2,122,000 | -1.6% |
| 2026-08 | Tokyo outside 23 wards 東京都下 | 173 | -1.7% | 15% | ¥66,780,000 | +2.5% | ¥961,000 | -6.3% |
| 2026-08 | Kanagawa 神奈川県 | 140 | -37.8% | 69.3% | ¥73,090,000 | +10.6% | ¥1,080,000 | +6.6% |
| 2026-08 | Saitama 埼玉県 | 102 | +17.2% | 53.9% | ¥68,400,000 | +15.6% | ¥986,000 | +10.5% |
| 2026-08 | Chiba 千葉県 | 247 | +100.8% | 70% | ¥67,020,000 | +9.1% | ¥948,000 | +9.8% |
| 2026-08 | Greater Tokyo 首都圏 | 1,140 | -12.4% | 61.1% | ¥97,700,000 | -5.4% | ¥1,444,000 | -9.1% |
| 2025 (Jan-Dec) | Tokyo 23 wards 東京23区 | 8,064 | -2.5% | 64.6% | ¥136,130,000 | +21.8% | ¥2,109,000 | +23.3% |
| 2025 (Jan-Dec) | Tokyo outside 23 wards 東京都下 | 2,749 | +34.7% | 62.1% | ¥66,990,000 | +13.7% | ¥1,058,000 | +18.9% |
| 2025 (Jan-Dec) | Kanagawa 神奈川県 | 4,918 | +0.0% | 61.8% | ¥71,650,000 | +11.4% | ¥1,082,000 | +10.3% |
| 2025 (Jan-Dec) | Saitama 埼玉県 | 3,153 | -4.8% | 59.1% | ¥64,200,000 | +15.8% | ¥962,000 | +13.3% |
| 2025 (Jan-Dec) | Chiba 千葉県 | 3,078 | -30.9% | 72.2% | ¥58,420,000 | +2.7% | ¥825,000 | +2.0% |
| 2025 (Jan-Dec) | Greater Tokyo 首都圏 | 21,962 | -4.5% | 63.9% | ¥91,820,000 | +17.4% | ¥1,392,000 | +18.3% |
Source: 株式会社不動産経済研究所 (Real Estate Economic Institute), 首都圏 新築分譲マンション市場動向 2026年8月 (published 2026-09-17) and 2025年のまとめ (published 2026-01-26). Prices are developer list prices at launch.
4. Condominium asking rents — 23 wards, August 2026 (Tokyo Kantei)
Tokyo Kantei's monthly index covers asking rents for family-type units in condominium (分譲マンション) buildings — units under 30 ㎡ are excluded, so this is not a studio index. In August 2026 the 23-ward average was ¥5,170 per ㎡ per month (+6.4% YoY, +0.3% MoM), versus ¥4,860 a year earlier; the average listed unit was 57.27 ㎡ and 18.1 years old.
| Area | Rent ¥/㎡/month | YoY | MoM | Aug 2025 ¥/㎡ | Avg size ㎡ | Avg age (yrs) |
|---|---|---|---|---|---|---|
| Tokyo 23 wards 東京23区 | 5,170 | +6.4% | +0.3% | 4,860 | 57.27 | 18.1 |
| Tokyo Metropolis 東京都 | 4,985 | +6.8% | +0.4% | 4,668 | 57.72 | 18.7 |
| Greater Tokyo 首都圏 | 4,242 | +10.0% | +0.8% | 3,857 | 59.79 | 21 |
| Kanagawa 神奈川県 | 2,910 | +8.7% | +0.6% | 2,676 | 61.86 | 25.3 |
| Saitama 埼玉県 | 2,409 | +13.0% | +1.7% | 2,132 | 63.44 | 27.5 |
| Chiba 千葉県 | 2,230 | +7.7% | -0.4% | 2,070 | 70.69 | 26.1 |
| Yokohama City 横浜市 | 3,038 | +6.1% | +0.2% | 2,864 | 59.87 | 25.4 |
| Osaka City 大阪市 | 3,427 | +10.1% | +0.1% | 3,114 | 55.05 | 16.4 |
23-ward asking rent per ㎡, last 13 months
| Month | 2025-08 | 2025-09 | 2025-10 | 2025-11 | 2025-12 | 2026-01 | 2026-02 | 2026-03 | 2026-04 | 2026-05 | 2026-06 | 2026-07 | 2026-08 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Rent ¥/㎡/month | 4,860 | 4,809 | 4,866 | 4,900 | 4,952 | 5,041 | 5,149 | 5,042 | 5,087 | 5,078 | 5,118 | 5,157 | 5,170 |
Source: 株式会社東京カンテイ (Tokyo Kantei), 三大都市圏・主要都市別 分譲マンション賃料月別推移 2026年8月 (press release, published 2026-09-16; report page).
5. Population, households and foreign residents by ward (January 1, 2026)
From the Basic Resident Register (住民基本台帳). The 23 wards held 9,796,723 residents in 5,600,989 households on January 1, 2026 (+0.68% YoY), of whom 655,945 were foreign nationals; Tokyo as a whole was 14,077,552 (+0.54%) with 783,701 foreign residents. Note that Shibuya was the only ward to lose population in the year.
| Ward | 区 | Households | Population 2026 | Change (persons) | Change % | Density /km² | Foreign residents | Foreign share |
|---|---|---|---|---|---|---|---|---|
| Chiyoda | 千代田区 | 39,737 | 69,139 | +304 | +0.44% | 5,930 | 4,344 | 6.3% |
| Chuo | 中央区 | 108,424 | 191,015 | +3,611 | +1.93% | 18,709 | 13,594 | 7.1% |
| Minato | 港区 | 155,262 | 269,877 | +2,097 | +0.78% | 13,255 | 23,901 | 8.9% |
| Shinjuku | 新宿区 | 234,374 | 355,125 | +2,408 | +0.68% | 19,491 | 51,357 | 14.5% |
| Bunkyo | 文京区 | 132,456 | 236,981 | +1,636 | +0.70% | 20,990 | 17,094 | 7.2% |
| Taito | 台東区 | 138,606 | 217,512 | +1,428 | +0.66% | 21,515 | 21,346 | 9.8% |
| Sumida | 墨田区 | 171,985 | 288,833 | +1,531 | +0.53% | 20,976 | 17,806 | 6.2% |
| Koto | 江東区 | 297,147 | 543,193 | +1,508 | +0.28% | 12,635 | 41,387 | 7.6% |
| Shinagawa | 品川区 | 240,687 | 415,644 | +2,858 | +0.69% | 18,190 | 17,988 | 4.3% |
| Meguro | 目黒区 | 162,902 | 282,607 | +1,207 | +0.43% | 19,264 | 12,260 | 4.3% |
| Ota | 大田区 | 424,146 | 745,048 | +4,529 | +0.61% | 12,044 | 34,516 | 4.6% |
| Setagaya | 世田谷区 | 508,002 | 928,666 | +5,456 | +0.59% | 15,998 | 30,772 | 3.3% |
| Shibuya | 渋谷区 | 143,708 | 230,880 | -522 | -0.23% | 15,280 | 13,280 | 5.8% |
| Nakano | 中野区 | 220,969 | 343,794 | +2,472 | +0.72% | 22,052 | 27,145 | 7.9% |
| Suginami | 杉並区 | 339,208 | 582,636 | +5,489 | +0.95% | 17,106 | 25,275 | 4.3% |
| Toshima | 豊島区 | 189,882 | 296,129 | +1,485 | +0.50% | 22,762 | 38,584 | 13.0% |
| Kita | 北区 | 216,145 | 367,432 | +5,343 | +1.48% | 17,828 | 35,296 | 9.6% |
| Arakawa | 荒川区 | 128,146 | 224,784 | +2,506 | +1.13% | 22,124 | 25,576 | 11.4% |
| Itabashi | 板橋区 | 340,146 | 583,528 | +4,614 | +0.80% | 18,111 | 41,160 | 7.1% |
| Nerima | 練馬区 | 400,678 | 750,559 | +4,632 | +0.62% | 15,611 | 29,662 | 4.0% |
| Adachi | 足立区 | 386,004 | 703,369 | +5,093 | +0.73% | 13,209 | 48,290 | 6.9% |
| Katsushika | 葛飾区 | 256,910 | 472,558 | +2,642 | +0.56% | 13,579 | 32,541 | 6.9% |
| Edogawa | 江戸川区 | 365,465 | 697,414 | +3,844 | +0.55% | 13,976 | 52,771 | 7.6% |
| 23 wards | 区部 | 5,600,989 | 9,796,723 | +66,171 | +0.68% | 15,612 | 655,945 | 6.7% |
Source: 東京都総務局統計部 (Tokyo Metropolitan Government, Bureau of General Affairs, Statistics Division), 住民基本台帳による東京都の世帯と人口 令和8年1月 — 第1表 (households, population, density) and 第3-3表 (foreign residents by age group). Foreign-resident totals are the sum of the three age groups printed in Table 3-3 (the table has no total column); the same sum for all of Tokyo, 783,701, matches the headline in the TMG press release. "Foreign share" is our division of those two printed figures.
6. Minpaku (private lodging) registrations by ward (as of July 15, 2026)
Under the Private Lodging Business Act (住宅宿泊事業法, the "minpaku law"), every short-term rental must be notified to its local health authority; each of the 23 wards is its own authority. The Japan Tourism Agency publishes the cumulative notifications, closures, and currently notified dwellings. Summing the 23 ward rows gives 16,920 notified dwellings as of July 15, 2026 — 26,346 notifications ever filed less 9,426 closures — against a national total of 42,070. Shinjuku alone holds 3,775.
| Ward | 区 | Notifications (cumulative) | Closures (cumulative) | Notified dwellings (active) | Closure rate |
|---|---|---|---|---|---|
| Chiyoda | 千代田区 | 69 | 13 | 56 | 19% |
| Chuo | 中央区 | 126 | 19 | 107 | 15% |
| Minato | 港区 | 1,490 | 616 | 874 | 41% |
| Shinjuku | 新宿区 | 5,496 | 1,721 | 3,775 | 31% |
| Bunkyo | 文京区 | 500 | 173 | 327 | 35% |
| Taito | 台東区 | 2,413 | 1,040 | 1,373 | 43% |
| Sumida | 墨田区 | 3,359 | 1,045 | 2,314 | 31% |
| Koto | 江東区 | 112 | 64 | 48 | 57% |
| Shinagawa | 品川区 | 415 | 173 | 242 | 42% |
| Meguro | 目黒区 | 52 | 26 | 26 | 50% |
| Ota | 大田区 | 434 | 180 | 254 | 41% |
| Setagaya | 世田谷区 | 768 | 222 | 546 | 29% |
| Shibuya | 渋谷区 | 3,052 | 1,207 | 1,845 | 40% |
| Nakano | 中野区 | 715 | 257 | 458 | 36% |
| Suginami | 杉並区 | 609 | 169 | 440 | 28% |
| Toshima | 豊島区 | 2,957 | 1,131 | 1,826 | 38% |
| Kita | 北区 | 859 | 253 | 606 | 29% |
| Arakawa | 荒川区 | 106 | 93 | 13 | 88% |
| Itabashi | 板橋区 | 684 | 229 | 455 | 33% |
| Nerima | 練馬区 | 162 | 43 | 119 | 27% |
| Adachi | 足立区 | 385 | 107 | 278 | 28% |
| Katsushika | 葛飾区 | 800 | 406 | 394 | 51% |
| Edogawa | 江戸川区 | 783 | 239 | 544 | 31% |
| 23 wards (sum of rows) | 23区合計 | 26,346 | 9,426 | 16,920 | 36% |
Source: 観光庁 (Japan Tourism Agency, MLIT), 住宅宿泊事業法に基づく届出及び登録の状況一覧 令和8年7月15日時点 (index page). The 23-ward subtotal and the closure-rate column are computed from the printed ward rows; they are not printed in the source. Read this alongside the 180-day rule and how the minpaku cap works in practice.
7. Property tax rates in the 23 wards (FY2026)
| Item | 項目 | Value |
|---|---|---|
| Fixed asset tax rate (23 wards) | 固定資産税 税率 | 1.4% |
| City planning tax rate (23 wards) | 都市計画税 税率 | 0.3% |
| Tax-exempt threshold – land | 免税点（土地） | 300,000 yen |
| Tax-exempt threshold – building | 免税点（家屋） | 200,000 yen |
| Small residential land (≤200㎡ per dwelling) – fixed asset tax base | 小規模住宅用地 固定資産税 課税標準 | price × 1/6 |
| Small residential land (≤200㎡ per dwelling) – city planning tax base | 小規模住宅用地 都市計画税 課税標準 | price × 1/3 |
| 23-ward city planning tax relief on small residential land | 小規模住宅用地 都市計画税 軽減（23区） | tax amount halved (continues FY2026) |
Source: 東京都主税局 (Tokyo Metropolitan Government, Bureau of Taxation), 固定資産税・都市計画税（土地・家屋）, as published for FY2026. In the 23 wards both taxes are levied by the metropolitan government, not the ward. Run your own bill through our Japan property tax calculator, and see kotei shisanzei and toshi keikaku zei in the glossary.
Method and caveats
- Every figure is transcribed from the linked primary document; we do not estimate, interpolate or adjust. Where we computed a sum, ratio or spread from printed figures, the table or text says so.
- The three price series measure different things: chika koji is a survey of land value at standard sites; REINS is contracted resale condo prices per ㎡ of floor area; the Real Estate Economic Institute reports developer launch prices for new condos; Tokyo Kantei reports asking rents. They are not directly comparable with one another.
- Ward-level figures exist for land prices, population and minpaku. Condo prices and rents are published at the 23-ward aggregate (and central-six-ward level for new condos); we do not publish per-ward condo prices because no primary source prints them.
- Refresh cadence: land prices every March (chika koji) — REINS, REEI and Kantei monthly — population each January — minpaku roughly monthly. We update this page as the sources publish.
Use the numbers
Turn a listing into a decision with the net yield calculator, model a short-term rental under the cap with the minpaku estimator, or read the ward guides: Nerima, Itabashi, Kita, Adachi, Katsushika, Suginami, Nakano, Toshima, Arakawa, Sumida, Edogawa, Shinjuku, Bunkyo, Taito, Koto, Setagaya, Shibuya, Chiyoda, Chuo, Meguro, Minato, Ota, Shinagawa. For the framework behind the data, start with how to choose a Tokyo ward, Tokyo prices per square metre, central-ward land appreciation and Tokyo rental yields in 2026.