Setagaya Ward Housing Market 2025: Tokyo's Biggest Ward for Families
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥53.0M
- ¥1.1M/m² · +4.3% vs 2024
- Median house price (land + building)
- ¥110M
- +3.7% vs 2024
- Residential land per m² (sales)
- ¥920k/m²
- +41.5% over 5 years
- Transactions in 2025
- 1,871
- #14 of 50 areas in Tokyo by price per m²
Big and still growing
Setagaya is the most populous ward in Tokyo, with about 957,000 people. It grew 1.4% between 2020 and 2025, and in 2025 about 5,800 more people moved in from the rest of Japan than left. It had about 1,900 recorded sales in 2025, second only to Ota.
A family market
The most traded home in Setagaya is a 70 m² 3LDK, at a median of about ¥80M. About 30% of condo sales are family-sized, and houses are a large part of the market: the median house sold for about ¥110M.
Prices are moderate per m², high per home
Condos cost about ¥1.1M per m², only slightly above the Tokyo average and 14th among the 23 wards. Because homes are large, the median condo price (about ¥53M) is high. Prices per m² rose about 5% a year over the past five years, faster than before. Benchmark residential land rose about 7% in the past year, one of the slower rates in the 23 wards.
Trains matter, distance less
Futako-Tamagawa, Sangenjaya and Komazawa-Daigaku are the priciest busy stations. Chitose-Karasuyama in the west is about 25% cheaper. Station distance has a small effect here (about 6%), as many buyers expect a walk or a bus.
Thin yields, lower risks
A median condo costs about 49 years of median rent, the second worst ratio of the 23 wards after Minato, because families buy to live, not to rent. Earthquake probability is one of the lowest among the wards (about 45%), and only a few benchmark sites near the Tama river are in deep flood zones.
Living in Setagaya Ward: people, homes and risks
- Population 2025
- 956,608
- +1.4% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +5,780
- +6.04 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 10.9%
- 4.4% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥90k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 44.5%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Official land price 2026
- ¥792k/m²
- +6.8% in a year · +22.0% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 27.0%
- of 141 benchmark sites in a worst-case flood zone (2.8% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 141 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). Earthquake probability is measured at the municipal center.
Example sales in Setagaya 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
¥26.0M
¥1.7M/m²
- Kamiuma
- Sangen Jaya · 10 min walk
- 1K · 15 m²
- Built 1985 (41 yrs) · RC
¥52.0M
¥945k/m²
- Tamazutsumi
- Oyamadai · 18 min walk
- 3LDK · 55 m²
- Built 1995 (31 yrs) · RC
¥99.0M
¥1.1M/m²
- Minamikarasuyama
- Roka Koen · 7 min walk
- 3LDK · 90 m²
- Built 2009 (17 yrs) · RC
House
¥70.0M
¥824k/m²
- Soshigaya
- Soshigaya Okura · 15 min walk
- Land 90 m² · floor 85 m²
- Built 2011 (15 yrs) · Wood
¥110M
¥1.3M/m²
- Tsurumaki
- Sakura Shimmachi · 11 min walk
- Land 70 m² · floor 85 m²
- Built 2017 (9 yrs) · Wood
¥250M
¥439k/m²
- Unane
- Kitami(Tokyo)
- Land 600 m² · floor 570 m²
- Built 2023 (2 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥29.0M | ¥65.0M |
| 2006 | ¥29.0M | ¥70.0M |
| 2007 | ¥29.0M | ¥78.0M |
| 2008 | ¥36.0M | ¥69.0M |
| 2009 | ¥34.0M | ¥62.0M |
| 2010 | ¥38.0M | ¥63.0M |
| 2011 | ¥32.0M | ¥64.0M |
| 2012 | ¥34.0M | ¥62.0M |
| 2013 | ¥33.0M | ¥64.0M |
| 2014 | ¥33.0M | ¥66.0M |
| 2015 | ¥34.0M | ¥70.0M |
| 2016 | ¥35.0M | ¥78.0M |
| 2017 | ¥36.0M | ¥75.0M |
| 2018 | ¥37.0M | ¥73.0M |
| 2019 | ¥40.5M | ¥75.0M |
| 2020 | ¥44.0M | ¥74.0M |
| 2021 | ¥45.0M | ¥80.5M |
| 2022 | ¥41.0M | ¥95.0M |
| 2023 | ¥45.0M | ¥100M |
| 2024 | ¥50.0M | ¥100M |
| 2025 | ¥53.0M | ¥110M |
| 2026 (partial) | ¥55.0M | ¥130M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥652k/m² | ¥631k/m² | ¥570k/m² |
| 2006 | ¥617k/m² | ¥681k/m² | ¥610k/m² |
| 2007 | ¥667k/m² | ¥698k/m² | ¥670k/m² |
| 2008 | ¥700k/m² | ¥660k/m² | ¥620k/m² |
| 2009 | ¥645k/m² | ¥600k/m² | ¥530k/m² |
| 2010 | ¥711k/m² | ¥618k/m² | ¥530k/m² |
| 2011 | ¥655k/m² | ¥618k/m² | ¥550k/m² |
| 2012 | ¥646k/m² | ¥607k/m² | ¥540k/m² |
| 2013 | ¥648k/m² | ¥611k/m² | ¥530k/m² |
| 2014 | ¥689k/m² | ¥627k/m² | ¥590k/m² |
| 2015 | ¥733k/m² | ¥659k/m² | ¥570k/m² |
| 2016 | ¥754k/m² | ¥707k/m² | ¥600k/m² |
| 2017 | ¥800k/m² | ¥700k/m² | ¥640k/m² |
| 2018 | ¥814k/m² | ¥733k/m² | ¥680k/m² |
| 2019 | ¥829k/m² | ¥718k/m² | ¥660k/m² |
| 2020 | ¥877k/m² | ¥722k/m² | ¥650k/m² |
| 2021 | ¥914k/m² | ¥788k/m² | ¥685k/m² |
| 2022 | ¥964k/m² | ¥857k/m² | ¥770k/m² |
| 2023 | ¥1.0M/m² | ¥900k/m² | ¥835k/m² |
| 2024 | ¥1.1M/m² | ¥922k/m² | ¥870k/m² |
| 2025 | ¥1.1M/m² | ¥957k/m² | ¥920k/m² |
| 2026 (partial) | ¥1.3M/m² | ¥1.1M/m² | ¥1.0M/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.5M/m² | ¥988k/m² |
| 1 | ¥1.6M/m² | ¥1.0M/m² |
| 2 | ¥1.4M/m² | ¥1.2M/m² |
| 3 | ¥1.3M/m² | ¥1.1M/m² |
| 4 | ¥1.3M/m² | ¥969k/m² |
| 5 | ¥1.3M/m² | ¥894k/m² |
| 6 | ¥1.3M/m² | ¥938k/m² |
| 7 | ¥1.3M/m² | ¥905k/m² |
| 8 | ¥1.2M/m² | ¥889k/m² |
| 9 | ¥1.2M/m² | ¥941k/m² |
| 10 | ¥1.1M/m² | ¥931k/m² |
| 11 | ¥1.1M/m² | ¥886k/m² |
| 12 | ¥1.1M/m² | ¥889k/m² |
| 13 | ¥1.1M/m² | ¥805k/m² |
| 14 | ¥1.1M/m² | ¥933k/m² |
| 15 | ¥1.1M/m² | ¥811k/m² |
| 16 | ¥1.1M/m² | ¥852k/m² |
| 17 | ¥1.1M/m² | ¥776k/m² |
| 18 | ¥1.0M/m² | ¥800k/m² |
| 19 | ¥1.1M/m² | ¥750k/m² |
| 20 | ¥1.1M/m² | ¥833k/m² |
| 21 | ¥1.1M/m² | ¥788k/m² |
| 22 | ¥1.0M/m² | ¥772k/m² |
| 23 | ¥1.0M/m² | ¥788k/m² |
| 24 | ¥1.1M/m² | ¥751k/m² |
| 25 | ¥1.1M/m² | ¥714k/m² |
| 26 | ¥982k/m² | ¥681k/m² |
| 27 | ¥1.1M/m² | ¥751k/m² |
| 28 | ¥964k/m² | ¥733k/m² |
| 29 | ¥971k/m² | ¥636k/m² |
| 30 | ¥937k/m² | ¥750k/m² |
| 31 | ¥840k/m² | ¥750k/m² |
| 32 | ¥867k/m² | ¥659k/m² |
| 33 | ¥867k/m² | ¥652k/m² |
| 34 | ¥833k/m² | ¥745k/m² |
| 35 | ¥783k/m² | ¥700k/m² |
| 36 | ¥789k/m² | ¥633k/m² |
| 37 | ¥733k/m² | ¥833k/m² |
| 38 | ¥778k/m² | ¥698k/m² |
| 39 | ¥750k/m² | ¥624k/m² |
| 40 | ¥800k/m² | ¥733k/m² |
| 41 | ¥867k/m² | ¥771k/m² |
| 42 | ¥940k/m² | ¥569k/m² |
| 43 | ¥850k/m² | ¥621k/m² |
| 44 | ¥778k/m² | ¥698k/m² |
| 45 | ¥737k/m² | ¥700k/m² |
| 46 | ¥675k/m² | ¥610k/m² |
| 47 | ¥756k/m² | ¥786k/m² |
| 48 | ¥770k/m² | ¥600k/m² |
| 49 | ¥688k/m² | ¥800k/m² |
| 50 | ¥714k/m² | ¥720k/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 | ¥431k/m² | ¥615k/m² | ¥857k/m² | – |
| 2006 | ¥433k/m² | ¥615k/m² | ¥883k/m² | – |
| 2007 | ¥499k/m² | ¥647k/m² | ¥933k/m² | – |
| 2008 | ¥488k/m² | ¥680k/m² | ¥867k/m² | – |
| 2009 | ¥446k/m² | ¥615k/m² | ¥757k/m² | – |
| 2010 | ¥454k/m² | ¥631k/m² | ¥950k/m² | – |
| 2011 | ¥448k/m² | ¥600k/m² | ¥806k/m² | – |
| 2012 | ¥467k/m² | ¥585k/m² | ¥757k/m² | ¥763k/m² |
| 2013 | ¥490k/m² | ¥565k/m² | ¥760k/m² | ¥960k/m² |
| 2014 | ¥473k/m² | ¥631k/m² | ¥818k/m² | ¥867k/m² |
| 2015 | ¥522k/m² | ¥667k/m² | ¥861k/m² | ¥963k/m² |
| 2016 | ¥525k/m² | ¥700k/m² | ¥862k/m² | ¥1.0M/m² |
| 2017 | ¥543k/m² | ¥733k/m² | ¥877k/m² | ¥1.0M/m² |
| 2018 | ¥583k/m² | ¥733k/m² | ¥900k/m² | ¥1.0M/m² |
| 2019 | ¥533k/m² | ¥750k/m² | ¥926k/m² | ¥1.0M/m² |
| 2020 | ¥640k/m² | ¥779k/m² | ¥939k/m² | ¥1.1M/m² |
| 2021 | ¥661k/m² | ¥838k/m² | ¥972k/m² | ¥1.1M/m² |
| 2022 | ¥714k/m² | ¥867k/m² | ¥1.0M/m² | ¥1.2M/m² |
| 2023 | ¥720k/m² | ¥900k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2024 | ¥733k/m² | ¥933k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2025 | ¥822k/m² | ¥978k/m² | ¥1.2M/m² | ¥1.4M/m² |
| 2026 (partial) | – | ¥1.1M/m² | ¥1.3M/m² | ¥1.5M/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 | ¥489k/m² | ¥546k/m² | ¥667k/m² | – |
| 2006 | ¥506k/m² | ¥590k/m² | ¥728k/m² | – |
| 2007 | ¥579k/m² | ¥619k/m² | ¥752k/m² | – |
| 2008 | ¥507k/m² | ¥585k/m² | ¥711k/m² | – |
| 2009 | ¥457k/m² | ¥500k/m² | ¥650k/m² | – |
| 2010 | ¥558k/m² | ¥564k/m² | ¥652k/m² | ¥671k/m² |
| 2011 | ¥508k/m² | ¥500k/m² | ¥658k/m² | ¥650k/m² |
| 2012 | ¥463k/m² | ¥505k/m² | ¥620k/m² | ¥654k/m² |
| 2013 | ¥460k/m² | ¥528k/m² | ¥624k/m² | ¥684k/m² |
| 2014 | ¥492k/m² | ¥526k/m² | ¥613k/m² | ¥700k/m² |
| 2015 | ¥529k/m² | ¥541k/m² | ¥633k/m² | ¥747k/m² |
| 2016 | ¥558k/m² | ¥571k/m² | ¥700k/m² | ¥789k/m² |
| 2017 | ¥518k/m² | ¥575k/m² | ¥684k/m² | ¥773k/m² |
| 2018 | ¥526k/m² | ¥579k/m² | ¥711k/m² | ¥811k/m² |
| 2019 | ¥643k/m² | ¥582k/m² | ¥667k/m² | ¥787k/m² |
| 2020 | ¥575k/m² | ¥544k/m² | ¥687k/m² | ¥788k/m² |
| 2021 | ¥647k/m² | ¥656k/m² | ¥713k/m² | ¥889k/m² |
| 2022 | ¥667k/m² | ¥683k/m² | ¥789k/m² | ¥867k/m² |
| 2023 | ¥640k/m² | ¥714k/m² | ¥856k/m² | ¥944k/m² |
| 2024 | ¥746k/m² | ¥708k/m² | ¥857k/m² | ¥933k/m² |
| 2025 | ¥727k/m² | ¥769k/m² | ¥873k/m² | ¥984k/m² |
| 2026 (partial) | – | ¥864k/m² | – | ¥1.2M/m² |
Prices near train stations in Setagaya 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 |
|---|---|---|---|---|---|
| Sangen Jaya (三軒茶屋) | ¥36.0M | ¥1.2M/m² | ¥150M | 8 | 318 |
| Chitose Karasuyama (千歳烏山) | ¥41.0M | ¥880k/m² | ¥81.0M | 11 | 317 |
| Chitose Funabashi (千歳船橋) | ¥43.0M | ¥960k/m² | ¥93.0M | 10 | 271 |
| Komazawa Daigaku (駒沢大学) | ¥35.5M | ¥1.2M/m² | ¥130M | 8 | 266 |
| Yoga (用賀) | ¥58.0M | ¥1.2M/m² | ¥100M | 9 | 266 |
| Sakura Shimmachi (桜新町) | ¥73.0M | ¥1.2M/m² | ¥150M | 10 | 202 |
| Soshigaya Okura (祖師ケ谷大蔵) | ¥51.5M | ¥960k/m² | ¥90.0M | 11 | 191 |
| Futako Tamagawa (二子玉川) | ¥84.5M | ¥1.4M/m² | ¥100M | 11 | 177 |
| Oyamadai (尾山台) | ¥59.5M | ¥1.0M/m² | ¥130M | 12 | 175 |
| Kyodo (経堂) | ¥41.0M | ¥928k/m² | ¥110M | 8 | 160 |
| Seijogakuen Mae (成城学園前) | ¥77.0M | ¥978k/m² | ¥90.0M | 14 | 159 |
| Kaminoge (上野毛) | ¥55.0M | ¥1.0M/m² | ¥120M | 8 | 123 |
| Ikejiri Ohashi (池尻大橋) | ¥49.5M | ¥1.2M/m² | ¥86.0M | 9 | 105 |
| Todoroki(Tokyo) (等々力) | ¥75.0M | ¥1.1M/m² | ¥130M | 10 | 103 |
| Roka Koen (芦花公園) | ¥53.0M | ¥900k/m² | ¥78.0M | 6 | 98 |
Used condo prices by layout in Setagaya Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 3LDK | ¥80.0M | 70 m² | 698 |
| 1K | ¥23.0M | 20 m² | 646 |
| 2LDK | ¥65.0M | 60 m² | 592 |
| 1LDK | ¥45.5M | 40 m² | 278 |
| 1DK | ¥32.5M | 30 m² | 104 |
| 2DK | ¥38.0M | 45 m² | 75 |
| 4LDK | ¥100M | 90 m² | 36 |
| 1R | ¥12.0M | 15 m² | 31 |
How much does an apartment cost in Setagaya Ward?
The median used condo (mansion) in Setagaya Ward sold for ¥53.0M in 2025, about ¥1.1M/m², based on 867 recorded sales.
How much does a house cost in Setagaya Ward?
The median house sale, including the land, was ¥110M in 2025 across 656 sales.
Are property prices in Setagaya Ward going up?
Over the five years to 2025, condo prices per m² changed +27.7% and residential land prices changed +41.5%.
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.