Koto Ward Housing Market 2025: Family Towers on Reclaimed Land
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥40.0M
- ¥1.2M/m² · +10.5% vs 2024
- Median house price (land + building)
- ¥68.5M
- Residential land per m² (sales)
- ¥965k/m²
- +50.8% over 5 years
- Transactions in 2025
- 1,453
- #11 of 50 areas in Tokyo by price per m²
The 3LDK ward
Koto is the ward of Toyosu, Kiba and Kameido. Its most traded home is a 70 m² 3LDK, not a studio, and about 37% of condo sales are family-sized, one of the highest shares among the 23 wards. The median 3LDK sold for about ¥64M. Population grew 5.5% between 2020 and 2025, third among the wards, and households grew 12%.
Prices rising faster than before
Condo prices per m² rose about 7% a year over the past five years, faster than the five years before. At about ¥1.2M per m² Koto is a little above the Tokyo average. Benchmark residential land rose 11.5% in the past year.
Station distance matters a lot
Condos within 5 minutes of a station sell for about 26% more per m² than those 11–15 minutes away, one of the biggest gaps in Tokyo. Toyosu, Monzen-Nakacho and Kiyosumi-Shirakawa are the priciest stations at about ¥1.2–1.3M per m². Minami-Sunamachi, often 12 minutes or more from the station, is the cheapest at about ¥750k.
Big earthquake and flood exposure
Koto has the third highest earthquake probability of the 23 wards: about 82% for 6-lower or stronger in 30 years, and about 30% for 6-upper. Much of it is reclaimed land. 93% of benchmark sites are in the worst-case flood zone, and almost half in zones of 3 m or deeper, mainly in the low eastern areas around Kameido and Ojima. Newer towers on the bay are built higher, but check the hazard map for each address.
Renewal
Part of Koto's waterfront is in the Central Tokyo and Waterfront renewal area, which is why Toyosu and Ariake keep adding towers. Vacancy is the lowest of the 23 wards.
Living in Koto Ward: people, homes and risks
- Population 2025
- 553,358
- +5.5% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +1,011
- +1.83 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 9.0%
- 2.3% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥85k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 81.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Official land price 2026
- ¥637k/m²
- +11.5% in a year · +36.6% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 93.0%
- of 43 benchmark sites in a worst-case flood zone (46.5% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 43 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.
- Central Tokyo and Waterfront · 2043 ha · designated 2002 · 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). Earthquake probability is measured at the municipal center.
Example sales in Koto 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
¥28.0M
¥1.1M/m²
- Mori
- Sumiyoshi(Tokyo) · 7 min walk
- 1K · 25 m²
- Built 2019 (7 yrs) · RC
¥42.0M
¥700k/m²
- Edagawa
- Toyosu · 15 min walk
- 3LDK · 60 m²
- Built 1983 (43 yrs) · SRC
¥92.0M
¥1.1M/m²
- Ojima
- Sumiyoshi(Tokyo) · 6 min walk
- 3LDK · 85 m²
- Built 1997 (29 yrs) · RC
House
¥46.0M
¥511k/m²
- Higashisuna
- Minami Sunamachi · 13 min walk
- Land 50 m² · floor 90 m²
- Built 2017 (9 yrs) · Wood
¥70.0M
¥667k/m²
- Higashisuna
- Minami Sunamachi · 20 min walk
- Land 65 m² · floor 105 m²
- Built 2025 (1 yrs) · Wood
¥170M
¥739k/m²
- Minamisuna
- Toyocho · 19 min walk
- Land 185 m² · floor 230 m²
- Built 2017 (9 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥22.0M | ¥51.0M |
| 2006 | ¥22.0M | ¥55.0M |
| 2007 | ¥24.0M | ¥57.0M |
| 2008 | ¥29.5M | ¥53.0M |
| 2009 | ¥27.0M | ¥47.0M |
| 2010 | ¥27.0M | ¥50.0M |
| 2011 | ¥33.0M | ¥45.5M |
| 2012 | ¥28.0M | ¥43.0M |
| 2013 | ¥30.0M | ¥48.0M |
| 2014 | ¥30.0M | ¥45.0M |
| 2015 | ¥30.0M | ¥48.0M |
| 2016 | ¥34.0M | ¥52.5M |
| 2017 | ¥35.0M | ¥60.0M |
| 2018 | ¥35.0M | ¥61.0M |
| 2019 | ¥34.0M | ¥57.0M |
| 2020 | ¥35.0M | ¥52.5M |
| 2021 | ¥37.0M | ¥60.0M |
| 2022 | ¥37.0M | ¥64.0M |
| 2023 | ¥40.0M | ¥70.0M |
| 2024 | ¥42.0M | ¥74.0M |
| 2025 | ¥40.0M | ¥68.5M |
| 2026 (partial) | ¥47.0M | ¥87.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥387k/m² | ¥478k/m² | ¥395k/m² |
| 2006 | ¥445k/m² | ¥425k/m² | ¥440k/m² |
| 2007 | ¥488k/m² | ¥505k/m² | ¥570k/m² |
| 2008 | ¥523k/m² | ¥463k/m² | ¥505k/m² |
| 2009 | ¥486k/m² | ¥440k/m² | ¥400k/m² |
| 2010 | ¥560k/m² | ¥453k/m² | ¥420k/m² |
| 2011 | ¥571k/m² | ¥442k/m² | ¥440k/m² |
| 2012 | ¥509k/m² | ¥407k/m² | ¥440k/m² |
| 2013 | ¥520k/m² | ¥444k/m² | ¥455k/m² |
| 2014 | ¥569k/m² | ¥415k/m² | ¥430k/m² |
| 2015 | ¥630k/m² | ¥471k/m² | ¥500k/m² |
| 2016 | ¥680k/m² | ¥495k/m² | ¥550k/m² |
| 2017 | ¥700k/m² | ¥520k/m² | ¥575k/m² |
| 2018 | ¥727k/m² | ¥552k/m² | ¥630k/m² |
| 2019 | ¥750k/m² | ¥560k/m² | ¥630k/m² |
| 2020 | ¥829k/m² | ¥533k/m² | ¥640k/m² |
| 2021 | ¥900k/m² | ¥583k/m² | ¥850k/m² |
| 2022 | ¥950k/m² | ¥632k/m² | ¥730k/m² |
| 2023 | ¥1.0M/m² | ¥644k/m² | ¥800k/m² |
| 2024 | ¥1.1M/m² | ¥674k/m² | ¥860k/m² |
| 2025 | ¥1.2M/m² | ¥706k/m² | ¥965k/m² |
| 2026 (partial) | ¥1.2M/m² | ¥860k/m² | ¥1.0M/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.2M/m² | ¥716k/m² |
| 1 | ¥1.4M/m² | ¥846k/m² |
| 2 | ¥1.3M/m² | – |
| 3 | ¥1.2M/m² | ¥909k/m² |
| 4 | ¥1.3M/m² | – |
| 5 | ¥1.2M/m² | – |
| 6 | ¥1.2M/m² | ¥723k/m² |
| 7 | ¥1.1M/m² | – |
| 8 | ¥1.1M/m² | ¥655k/m² |
| 9 | ¥1.1M/m² | ¥626k/m² |
| 10 | ¥1.1M/m² | – |
| 11 | ¥1.1M/m² | – |
| 12 | ¥1.1M/m² | – |
| 13 | ¥1.1M/m² | – |
| 14 | ¥1.1M/m² | – |
| 15 | ¥1.1M/m² | – |
| 16 | ¥1.1M/m² | ¥643k/m² |
| 17 | ¥1.0M/m² | – |
| 18 | ¥1.0M/m² | – |
| 19 | ¥1.1M/m² | – |
| 20 | ¥929k/m² | ¥675k/m² |
| 21 | ¥907k/m² | ¥728k/m² |
| 22 | ¥915k/m² | – |
| 23 | ¥888k/m² | – |
| 24 | ¥815k/m² | – |
| 25 | ¥833k/m² | – |
| 26 | ¥831k/m² | ¥492k/m² |
| 27 | ¥774k/m² | – |
| 28 | ¥894k/m² | – |
| 29 | ¥945k/m² | ¥446k/m² |
| 30 | ¥867k/m² | ¥579k/m² |
| 31 | ¥667k/m² | – |
| 32 | ¥683k/m² | ¥375k/m² |
| 33 | ¥644k/m² | ¥389k/m² |
| 34 | ¥670k/m² | – |
| 35 | ¥653k/m² | ¥474k/m² |
| 36 | ¥667k/m² | ¥357k/m² |
| 37 | ¥691k/m² | ¥491k/m² |
| 38 | ¥646k/m² | ¥405k/m² |
| 39 | ¥625k/m² | – |
| 40 | ¥614k/m² | ¥507k/m² |
| 41 | ¥617k/m² | ¥271k/m² |
| 42 | ¥600k/m² | ¥380k/m² |
| 43 | ¥617k/m² | ¥591k/m² |
| 44 | ¥636k/m² | ¥464k/m² |
| 45 | ¥609k/m² | – |
| 46 | ¥714k/m² | ¥523k/m² |
| 47 | ¥540k/m² | ¥444k/m² |
| 48 | ¥582k/m² | – |
| 49 | ¥618k/m² | ¥317k/m² |
| 50 | ¥600k/m² | ¥464k/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 | ¥290k/m² | ¥366k/m² | ¥573k/m² | – |
| 2006 | ¥320k/m² | ¥376k/m² | ¥1.0M/m² | – |
| 2007 | ¥340k/m² | ¥424k/m² | ¥817k/m² | – |
| 2008 | ¥364k/m² | ¥455k/m² | ¥688k/m² | – |
| 2009 | ¥334k/m² | ¥414k/m² | ¥657k/m² | – |
| 2010 | ¥380k/m² | ¥433k/m² | ¥750k/m² | – |
| 2011 | ¥356k/m² | ¥440k/m² | ¥700k/m² | ¥1.1M/m² |
| 2012 | ¥358k/m² | ¥414k/m² | ¥600k/m² | ¥920k/m² |
| 2013 | ¥345k/m² | ¥440k/m² | ¥629k/m² | ¥724k/m² |
| 2014 | ¥369k/m² | ¥463k/m² | ¥686k/m² | ¥890k/m² |
| 2015 | ¥400k/m² | ¥475k/m² | ¥760k/m² | ¥1.0M/m² |
| 2016 | ¥446k/m² | ¥533k/m² | ¥786k/m² | ¥963k/m² |
| 2017 | ¥473k/m² | ¥533k/m² | ¥800k/m² | ¥909k/m² |
| 2018 | ¥491k/m² | ¥554k/m² | ¥850k/m² | ¥960k/m² |
| 2019 | ¥460k/m² | ¥560k/m² | ¥850k/m² | ¥960k/m² |
| 2020 | ¥539k/m² | ¥578k/m² | ¥880k/m² | ¥1.0M/m² |
| 2021 | ¥527k/m² | ¥625k/m² | ¥976k/m² | ¥1.0M/m² |
| 2022 | ¥600k/m² | ¥680k/m² | ¥1.0M/m² | ¥1.1M/m² |
| 2023 | ¥608k/m² | ¥709k/m² | ¥1.0M/m² | ¥1.2M/m² |
| 2024 | ¥636k/m² | ¥733k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2025 | ¥667k/m² | ¥785k/m² | ¥1.2M/m² | ¥1.3M/m² |
| 2026 (partial) | ¥817k/m² | ¥833k/m² | ¥1.3M/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 | – | – | ¥547k/m² | – |
| 2006 | – | ¥362k/m² | ¥520k/m² | – |
| 2007 | – | ¥355k/m² | ¥563k/m² | – |
| 2008 | – | ¥361k/m² | ¥563k/m² | – |
| 2009 | – | ¥304k/m² | ¥506k/m² | – |
| 2010 | – | ¥300k/m² | ¥511k/m² | – |
| 2011 | – | ¥314k/m² | – | ¥490k/m² |
| 2012 | ¥246k/m² | ¥257k/m² | – | ¥482k/m² |
| 2013 | – | ¥313k/m² | – | ¥525k/m² |
| 2014 | – | ¥264k/m² | – | ¥516k/m² |
| 2015 | ¥353k/m² | ¥321k/m² | – | ¥511k/m² |
| 2016 | ¥366k/m² | ¥345k/m² | – | ¥545k/m² |
| 2017 | – | ¥365k/m² | – | ¥632k/m² |
| 2018 | ¥289k/m² | ¥370k/m² | ¥560k/m² | ¥653k/m² |
| 2019 | ¥394k/m² | ¥485k/m² | – | ¥615k/m² |
| 2020 | – | ¥361k/m² | – | ¥588k/m² |
| 2021 | ¥340k/m² | ¥500k/m² | – | ¥689k/m² |
| 2022 | ¥301k/m² | ¥435k/m² | – | ¥767k/m² |
| 2023 | ¥433k/m² | ¥396k/m² | – | – |
| 2024 | ¥484k/m² | ¥428k/m² | – | – |
| 2025 | ¥559k/m² | ¥542k/m² | – | ¥782k/m² |
Prices near train stations in Koto 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 |
|---|---|---|---|---|---|
| Kameido (亀戸) | ¥29.0M | ¥1.0M/m² | ¥69.0M | 8 | 497 |
| Toyosu (豊洲) | ¥90.0M | ¥1.3M/m² | – | 7 | 354 |
| Minami Sunamachi (南砂町) | ¥39.0M | ¥754k/m² | ¥56.5M | 12 | 341 |
| Ojima(Tokyo) (大島(東京)) | ¥34.0M | ¥822k/m² | ¥54.0M | 7 | 311 |
| Toyocho (東陽町) | ¥40.0M | ¥814k/m² | ¥185M | 7 | 305 |
| Kiba (木場) | ¥37.5M | ¥1.1M/m² | ¥104M | 7 | 250 |
| Monzen Nakacho (門前仲町) | ¥35.0M | ¥1.2M/m² | ¥190M | 6 | 247 |
| Kiyosumi Shirakawa (清澄白河) | ¥38.0M | ¥1.2M/m² | ¥130M | 6 | 226 |
| Sumiyoshi(Tokyo) (住吉(東京)) | ¥40.0M | ¥1.1M/m² | ¥100M | 7 | 226 |
| Nishi Ojima (西大島) | ¥41.0M | ¥1.0M/m² | ¥56.5M | 7 | 195 |
| Higashi Ojima (東大島) | ¥34.0M | ¥700k/m² | ¥54.0M | 10 | 192 |
| Morishita(Tokyo) (森下(東京)) | ¥31.0M | ¥1.2M/m² | ¥190M | 3 | 145 |
| Tatsumi (辰巳) | ¥75.0M | ¥1.0M/m² | – | 9 | 128 |
| Ariake Tennis no Mori (有明テニスの森) | ¥80.0M | ¥1.3M/m² | – | 8 | 120 |
| Shiomi(Tokyo) (潮見) | ¥33.5M | ¥1.0M/m² | – | 4 | 73 |
Used condo prices by layout in Koto Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥64.0M | 70 m² | 1105 |
| 1K | ¥27.0M | 25 m² | 986 |
| 2LDK | ¥67.0M | 60 m² | 617 |
| 1LDK | ¥44.0M | 40 m² | 193 |
| 1DK | ¥32.0M | 25 m² | 115 |
| 4LDK | ¥74.0M | 80 m² | 73 |
| 2DK | ¥35.0M | 45 m² | 56 |
| 2LDK+S | ¥43.0M | 60 m² | 23 |
How much does an apartment cost in Koto Ward?
The median used condo (mansion) in Koto Ward sold for ¥40.0M in 2025, about ¥1.2M/m², based on 1171 recorded sales.
How much does a house cost in Koto Ward?
The median house sale, including the land, was ¥68.5M in 2025 across 196 sales.
Are property prices in Koto Ward going up?
Over the five years to 2025, condo prices per m² changed +40.0% and residential land prices changed +50.8%.
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.