Average Rent & Property Prices by Tokyo Ward
All 23 special wards ranked by actual transaction prices from Japan's Ministry of Land, Infrastructure, Transport and Tourism (MLIT). Based on 21,601 real sales recorded in 2024 — not asking prices or estimates.
Tokyo's 23 wards span a massive price range. The cheapest ward (Katsushika) has a median condo price of ¥26.0M, while the most expensive (Minato) reaches ¥86.0M — a 231% difference. Below you'll find every ward ranked by price, 5-year trends, and a price-vs-safety analysis to help you find the right area — whether you're buying or using purchase prices as a proxy for rental costs.
All 23 Wards Ranked by Median Condo Price (2024)
Median used-condo (中古マンション) and house+land (宅地（土地と建物）) transaction prices from the MLIT REINFOLIB API. Sorted cheapest first.
| # | Ward | Median Condo (\u00A5M) | Median House (\u00A5M) | Transactions | Safety Grade |
|---|---|---|---|---|---|
| 1 | Katsushika葛飾区 | ¥26.0M(2600万円) | ¥47.0M | 841 | B |
| 2 | Adachi足立区 | ¥27.0M(2700万円) | ¥46.0M | 1,267 | B |
| 3 | Itabashi板橋区 | ¥27.0M(2700万円) | ¥64.0M | 1,320 | B |
| 4 | Ota大田区 | ¥27.0M(2700万円) | ¥70.0M | 1,802 | B |
| 5 | Nerima練馬区 | ¥30.0M(3000万円) | ¥65.0M | 1,552 | A |
| 6 | Suginami杉並区 | ¥31.0M(3100万円) | ¥84.5M | 1,134 | A |
| 7 | Sumida墨田区 | ¥31.0M(3100万円) | ¥64.5M | 879 | C |
| 8 | Kita北区 | ¥32.0M(3200万円) | ¥61.0M | 703 | B |
| 9 | Toshima豊島区 | ¥32.0M(3200万円) | ¥97.0M | 706 | D |
| 10 | Taito台東区 | ¥35.0M(3500万円) | ¥145M | 705 | D |
| 11 | Arakawa荒川区 | ¥37.0M(3700万円) | ¥60.0M | 393 | B |
| 12 | Nakano中野区 | ¥37.0M(3700万円) | ¥76.0M | 726 | B |
| 13 | Edogawa江戸川区 | ¥38.0M(3800万円) | ¥50.0M | 846 | B |
| 14 | Shinjuku新宿区 | ¥39.0M(3900万円) | ¥130M | 1,010 | F |
| 15 | Shinagawa品川区 | ¥40.0M(4000万円) | ¥94.0M | 1,091 | B |
| 16 | Koto江東区 | ¥42.0M(4200万円) | ¥74.0M | 1,361 | B |
| 17 | Bunkyo文京区 | ¥43.0M(4300万円) | ¥145M | 635 | B |
| 18 | Chiyoda千代田区 | ¥49.0M(4900万円) | ¥525M | 269 | F |
| 19 | Setagaya世田谷区 | ¥50.0M(5000万円) | ¥100M | 1,505 | A |
| 20 | Meguro目黒区 | ¥55.0M(5500万円) | ¥130M | 552 | B |
| 21 | Shibuya渋谷区 | ¥55.0M(5500万円) | ¥290M | 639 | D |
| 22 | Chuo中央区 | ¥66.0M(6600万円) | ¥370M | 767 | D |
| 23 | Minato港区 | ¥86.0M(8600万円) | ¥480M | 898 | D |
Source: MLIT REINFOLIB API, 2024 transactions. Median calculated from actual sale prices, not listing/asking prices.
5-Year Price Trends (2020–2024)
Median transaction prices across all 23 special wards per year, with year-over-year change. Based on MLIT REINFOLIB data.
| Year | Median Condo | YoY Change | Median House | YoY Change | Total Tx |
|---|---|---|---|---|---|
| 2020 | ¥31.0M | — | ¥56.0M | — | 22,963 |
| 2021 | ¥32.0M | +3.2% | ¥62.0M | +10.7% | 23,288 |
| 2022 | ¥32.0M | 0.0% | ¥69.0M | +11.3% | 21,475 |
| 2023 | ¥34.0M | +6.3% | ¥72.0M | +4.3% | 20,998 |
| 2024 | ¥36.0M | +5.9% | ¥73.0M | +1.4% | 21,601 |
Tokyo property prices have shown a consistent upward trend since 2020, driven by low interest rates, strong foreign investment inflows, and limited new construction in central wards. Even affordable wards have seen price appreciation.
Where to Find Affordable Housing in Tokyo
The 5 most affordable wards in Tokyo's 23 special wards, based on median condo transaction prices.
The most affordable of Tokyo's 23 special wards. Katsushika offers condo prices roughly 70% less than the most expensive ward. Located in the northeast, it has excellent rail access via multiple JR and private lines. 155 neighborhoods to explore.
Another eastern Tokyo ward with strong affordability. Adachi's median condo price of ¥27.0M puts it well below the 23-ward average of ¥40.7M. Known for a more residential, local atmosphere with good parks and riverside areas.
Itabashi rounds out the top 3 most affordable wards. With 933 condo transactions in 2024, there's healthy market activity. Many areas offer family-friendly environments with good public schools and green spaces. Safety grade: B.
Ota offers a median condo price of ¥27.0M, roughly 34% below the ward average. It balances affordability with convenient access to central Tokyo via multiple train lines.
Rounding out the top 5, Nerima combines affordability with 200 neighborhoods across the ward. The median condo price of ¥30.0M is substantially below central Tokyo rates, while still offering good urban infrastructure.
5 Most Expensive Wards in Tokyo
The premium end of Tokyo's property market. These wards command the highest prices due to central locations, commercial activity, and international demand.
Median condo prices are 231% higher than Katsushika. 794 condo transactions were recorded in 2024. Premium pricing reflects central location, commercial demand, and international prestige.
Median condo prices are 154% higher than Katsushika. 690 condo transactions were recorded in 2024. Premium pricing reflects central location, commercial demand, and international prestige.
Median condo prices are 112% higher than Katsushika. 488 condo transactions were recorded in 2024. Premium pricing reflects central location, commercial demand, and international prestige.
Median condo prices are 112% higher than Katsushika. 376 condo transactions were recorded in 2024. Premium pricing reflects central location, commercial demand, and international prestige.
Median condo prices are 92% higher than Katsushika. 875 condo transactions were recorded in 2024. Premium pricing reflects central location, commercial demand, and international prestige.
Price vs Safety: Every Ward Compared
Does paying more mean living safer? This table shows both dimensions side by side. You might be surprised — some of the cheapest wards have excellent safety ratings.
| Ward | Median Condo | Price Rank | Crime Rate/1K | Safety Rank | Safety Grade |
|---|---|---|---|---|---|
| Katsushika葛飾区 | ¥26.0M | #1 of 23 | 6.5 | #11 of 23 | B |
| Adachi足立区 | ¥27.0M | #2 of 23 | 7 | #13 of 23 | B |
| Itabashi板橋区 | ¥27.0M | #3 of 23 | 5.9 | #7 of 23 | B |
| Ota大田区 | ¥27.0M | #4 of 23 | 5.5 | #4 of 23 | B |
| Nerima練馬区 | ¥30.0M | #5 of 23 | 4.9 | #3 of 23 | A |
| Suginami杉並区 | ¥31.0M | #6 of 23 | 4.4 | #1 of 23 | A |
| Sumida墨田区 | ¥31.0M | #7 of 23 | 11.2 | #16 of 23 | C |
| Kita北区 | ¥32.0M | #8 of 23 | 6.5 | #12 of 23 | B |
| Toshima豊島区 | ¥32.0M | #9 of 23 | 30.9 | #19 of 23 | D |
| Taito台東区 | ¥35.0M | #10 of 23 | 30.3 | #18 of 23 | D |
| Arakawa荒川区 | ¥37.0M | #11 of 23 | 6.3 | #10 of 23 | B |
| Nakano中野区 | ¥37.0M | #12 of 23 | 6 | #9 of 23 | B |
| Edogawa江戸川区 | ¥38.0M | #13 of 23 | 6 | #8 of 23 | B |
| Shinjuku新宿区 | ¥39.0M | #14 of 23 | 77.2 | #23 of 23 | F |
| Shinagawa品川区 | ¥40.0M | #15 of 23 | 5.8 | #6 of 23 | B |
| Koto江東区 | ¥42.0M | #16 of 23 | 9 | #15 of 23 | B |
| Bunkyo文京区 | ¥43.0M | #17 of 23 | 7.2 | #14 of 23 | B |
| Chiyoda千代田区 | ¥49.0M | #18 of 23 | 51.1 | #22 of 23 | F |
| Setagaya世田谷区 | ¥50.0M | #19 of 23 | 4.8 | #2 of 23 | A |
| Meguro目黒区 | ¥55.0M | #20 of 23 | 5.7 | #5 of 23 | B |
| Shibuya渋谷区 | ¥55.0M | #21 of 23 | 38.3 | #21 of 23 | D |
| Chuo中央区 | ¥66.0M | #22 of 23 | 32.8 | #20 of 23 | D |
| Minato港区 | ¥86.0M | #23 of 23 | 24.9 | #17 of 23 | D |
How to read this: Price Rank #1 = cheapest ward. Safety Rank #1 = lowest crime rate. Rows highlighted in green are wards that rank in the top 10 for both affordability and safety — the best overall value for foreign residents and investors.
Frequently Asked Questions
- What is the average rent in Tokyo?
- Monthly rent in Tokyo varies widely by ward and apartment size. For context, the median used-condo purchase price across all 23 special wards is ¥40.7M. As a rough guideline, a 1K apartment (studio with kitchen) rents for ¥60,000–80,000/month in affordable eastern wards like Adachi and Katsushika, and ¥120,000–200,000+ in central wards like Minato and Shibuya. This guide focuses on purchase prices from official government transaction data.
- Which Tokyo ward is the cheapest to live in?
- Based on 2024 MLIT transaction data, Katsushika (葛飾区) has the lowest median condo price at ¥26.0M (2600万円), calculated from 449 actual sales. Other affordable wards include Adachi and Itabashi.
- Are cheaper Tokyo wards safe to live in?
- Yes, many affordable wards have low crime rates. Safety and property prices are not strongly correlated in Tokyo. For example, some of the cheapest wards rank well on our safety scale. Our Price vs Safety table on this page shows each ward’s safety grade alongside its price, so you can find areas that are both affordable and safe. Most of Tokyo is remarkably safe by global standards.
- How much do apartments cost in Tokyo?
- Used condo (中古マンション) prices in 2024 ranged from ¥26.0M in the most affordable wards to ¥86.0M in premium areas like Minato and Shibuya. The 23-ward median is ¥40.7M. Prices vary significantly by building age, floor area, station access, and floor level.
- Is Tokyo more expensive than other Japanese cities?
- Yes, Tokyo is the most expensive city in Japan for property. Median condo prices in Tokyo’s 23 special wards are roughly 1.5–2x those in Osaka and 2–3x those in regional cities like Fukuoka, Sapporo, or Sendai. However, Tokyo’s eastern and northern wards (Adachi, Katsushika, Edogawa) offer prices comparable to central Osaka, making them attractive alternatives for budget-conscious buyers who want to stay in Tokyo.
Methodology & Sources
All property price data comes from the MLIT REINFOLIB API (不動産情報ライブラリ), the official real estate transaction price database operated by Japan's Ministry of Land, Infrastructure, Transport and Tourism. Prices reflect actual transaction (sale) prices, not listing or appraised values.
Condo prices use transactions classified as 中古マンション等 (used condominiums). House+land prices use 宅地（土地と建物） (residential land with building). Medians are calculated from all transactions recorded in each ward for the given year.
Crime data comes from the Tokyo Metropolitan Police Department (警視庁) annual crime statistics, 2024 confirmed figures. Crime rates are per 1,000 residents using 2020 National Census population data. Safety grades: A+ (\u22642/1K), A (\u22645), B (\u226410), C (\u226420), D (\u226450), F (>50).
Note on rent: This guide uses property purchase (transaction) prices as the primary metric. Monthly rental prices generally correlate with purchase prices but are not directly available in the MLIT dataset. Purchase price data provides a reliable proxy for relative affordability across wards.
Caveats: Transaction prices vary significantly by building age, floor area, floor level, and distance from station. The median gives a representative midpoint but does not capture the full price range within each ward.
Explore More Tokyo Data
Dive deeper into neighborhood-level safety data, compare wards, and find the best area for your needs.