Suginami Ward Housing Market 2025: Steady West Tokyo, Popular With Newcomers
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥37.0M
- ¥1.1M/m² · +6.7% vs 2024
- Median house price (land + building)
- ¥90.0M
- +7.2% vs 2024
- Residential land per m² (sales)
- ¥760k/m²
- +38.2% over 5 years
- Transactions in 2025
- 1,432
- #15 of 50 areas in Tokyo by price per m²
A big residential ward
Suginami, with about 600,000 people, is a residential ward along the Chuo and Inokashira lines. In 2025 about 4,000 more people moved in from the rest of Japan than left, about 6.7 per 1,000 residents, fifth among the 23 wards. Population grew 1.1% between 2020 and 2025.
At the Tokyo average
Condos cost about ¥1.1M per m², almost exactly the Tokyo average and 15th among the wards. The median condo sold for about ¥37M and the median house for about ¥90M. Prices per m² rose about 4% a year over the past five years, a little slower than before.
Studios and family flats
Almost half of condo sales are studios; the most traded home is a 20 m² 1K at about ¥21M. But 3LDKs at about ¥70M are the second most traded, and Suginami has many detached houses, more than 580 sold in 2025.
Every station costs the same
The busiest stations, Ogikubo, Nishi-Ogikubo, Honancho, Takaido and Koenji, all sell condos at about ¥1.0M per m². Iogi in the north is the cheapest at about ¥0.8M. Being within 5 minutes of a station adds about 13% per m².
Low flood risk, but earthquakes
A median condo costs about 40 years of median rent, about the Tokyo average. None of Suginami's benchmark sites are in deep flood zones. Earthquake probability is above average for the wards, about 61% for 6-lower in 30 years, and many streets of older wooden houses are fire risks in a quake. Vacancy is among the lowest in Tokyo.
Living in Suginami Ward: people, homes and risks
- Population 2025
- 597,566
- +1.1% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +3,996
- +6.69 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 9.5%
- 1.7% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥78k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 60.9%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Official land price 2026
- ¥694k/m²
- +7.9% in a year · +29.5% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 22.1%
- of 86 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 86 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 Suginami 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
¥19.0M
¥1.3M/m²
- Amanuma
- Ogikubo · 9 min walk
- 1K · 15 m²
- Built 1999 (27 yrs) · RC
¥32.0M
¥1.3M/m²
- Kamitakaido
- Kami Kitazawa · 9 min walk
- 1K · 25 m²
- Built 2014 (12 yrs) · RC
¥70.0M
¥875k/m²
- Kamiogi
- Nishi Ogikubo · 12 min walk
- 3LDK · 80 m²
- Built 2004 (22 yrs) · Steel
House
¥69.0M
¥986k/m²
- Zempukuji
- Nishi Ogikubo · 15 min walk
- Land 60 m² · floor 70 m²
- Built 2002 (24 yrs) · Wood
¥95.0M
¥1.1M/m²
- Izumi
- Daitabashi · 7 min walk
- Land 100 m² · floor 90 m²
- Built 2026 (0 yrs) · Wood
¥140M
¥1.5M/m²
- Koenjiminami
- Koenji · 5 min walk
- Land 65 m² · floor 95 m²
- Built 1996 (30 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥22.0M | ¥61.0M |
| 2006 | ¥23.0M | ¥60.5M |
| 2007 | ¥21.0M | ¥67.0M |
| 2008 | ¥22.0M | ¥64.5M |
| 2009 | ¥24.0M | ¥57.0M |
| 2010 | ¥19.0M | ¥56.5M |
| 2011 | ¥20.0M | ¥58.0M |
| 2012 | ¥19.0M | ¥58.0M |
| 2013 | ¥18.0M | ¥58.0M |
| 2014 | ¥20.0M | ¥60.0M |
| 2015 | ¥24.0M | ¥61.0M |
| 2016 | ¥23.0M | ¥64.0M |
| 2017 | ¥25.0M | ¥65.0M |
| 2018 | ¥25.0M | ¥66.0M |
| 2019 | ¥28.0M | ¥68.0M |
| 2020 | ¥27.0M | ¥65.0M |
| 2021 | ¥27.0M | ¥74.0M |
| 2022 | ¥28.0M | ¥78.0M |
| 2023 | ¥29.0M | ¥82.0M |
| 2024 | ¥31.0M | ¥84.0M |
| 2025 | ¥37.0M | ¥90.0M |
| 2026 (partial) | ¥30.0M | ¥110M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥700k/m² | ¥600k/m² | ¥470k/m² |
| 2006 | ¥629k/m² | ¥629k/m² | ¥500k/m² |
| 2007 | ¥692k/m² | ¥653k/m² | ¥550k/m² |
| 2008 | ¥646k/m² | ¥632k/m² | ¥500k/m² |
| 2009 | ¥589k/m² | ¥600k/m² | ¥430k/m² |
| 2010 | ¥600k/m² | ¥610k/m² | ¥440k/m² |
| 2011 | ¥650k/m² | ¥611k/m² | ¥470k/m² |
| 2012 | ¥585k/m² | ¥575k/m² | ¥460k/m² |
| 2013 | ¥600k/m² | ¥612k/m² | ¥440k/m² |
| 2014 | ¥650k/m² | ¥614k/m² | ¥480k/m² |
| 2015 | ¥720k/m² | ¥663k/m² | ¥490k/m² |
| 2016 | ¥745k/m² | ¥662k/m² | ¥520k/m² |
| 2017 | ¥800k/m² | ¥671k/m² | ¥530k/m² |
| 2018 | ¥800k/m² | ¥694k/m² | ¥550k/m² |
| 2019 | ¥829k/m² | ¥707k/m² | ¥550k/m² |
| 2020 | ¥878k/m² | ¥732k/m² | ¥550k/m² |
| 2021 | ¥909k/m² | ¥775k/m² | ¥600k/m² |
| 2022 | ¥933k/m² | ¥791k/m² | ¥650k/m² |
| 2023 | ¥933k/m² | ¥840k/m² | ¥700k/m² |
| 2024 | ¥1.0M/m² | ¥871k/m² | ¥730k/m² |
| 2025 | ¥1.1M/m² | ¥933k/m² | ¥760k/m² |
| 2026 (partial) | ¥1.1M/m² | ¥978k/m² | ¥780k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.3M/m² | ¥938k/m² |
| 1 | ¥1.6M/m² | ¥970k/m² |
| 2 | ¥1.4M/m² | ¥950k/m² |
| 3 | ¥1.3M/m² | ¥1.2M/m² |
| 4 | ¥1.3M/m² | ¥912k/m² |
| 5 | ¥1.2M/m² | ¥859k/m² |
| 6 | ¥1.2M/m² | ¥871k/m² |
| 7 | ¥1.2M/m² | ¥909k/m² |
| 8 | ¥1.1M/m² | ¥842k/m² |
| 9 | ¥1.1M/m² | ¥789k/m² |
| 10 | ¥1.1M/m² | ¥865k/m² |
| 11 | ¥1.1M/m² | ¥773k/m² |
| 12 | ¥1.1M/m² | ¥811k/m² |
| 13 | ¥1.1M/m² | ¥776k/m² |
| 14 | ¥1.0M/m² | ¥713k/m² |
| 15 | ¥1.1M/m² | ¥757k/m² |
| 16 | ¥1.0M/m² | ¥815k/m² |
| 17 | ¥1.0M/m² | ¥749k/m² |
| 18 | ¥1.0M/m² | ¥721k/m² |
| 19 | ¥1.0M/m² | ¥757k/m² |
| 20 | ¥1.0M/m² | ¥644k/m² |
| 21 | ¥1.0M/m² | ¥692k/m² |
| 22 | ¥1.0M/m² | ¥819k/m² |
| 23 | ¥967k/m² | ¥724k/m² |
| 24 | ¥1.0M/m² | ¥639k/m² |
| 25 | ¥950k/m² | ¥650k/m² |
| 26 | ¥933k/m² | ¥641k/m² |
| 27 | ¥1.0M/m² | ¥533k/m² |
| 28 | ¥933k/m² | ¥611k/m² |
| 29 | ¥900k/m² | ¥613k/m² |
| 30 | ¥867k/m² | ¥704k/m² |
| 31 | ¥800k/m² | ¥703k/m² |
| 32 | ¥800k/m² | ¥694k/m² |
| 33 | ¥800k/m² | ¥568k/m² |
| 34 | ¥800k/m² | ¥611k/m² |
| 35 | ¥718k/m² | ¥611k/m² |
| 36 | ¥690k/m² | ¥591k/m² |
| 37 | ¥732k/m² | ¥571k/m² |
| 38 | ¥750k/m² | ¥560k/m² |
| 39 | ¥660k/m² | ¥516k/m² |
| 40 | ¥780k/m² | ¥565k/m² |
| 41 | ¥733k/m² | ¥647k/m² |
| 42 | – | ¥593k/m² |
| 43 | – | ¥581k/m² |
| 44 | – | ¥650k/m² |
| 45 | – | ¥650k/m² |
| 46 | ¥564k/m² | ¥600k/m² |
| 47 | ¥653k/m² | ¥745k/m² |
| 48 | ¥633k/m² | ¥619k/m² |
| 49 | ¥645k/m² | ¥577k/m² |
| 50 | ¥659k/m² | ¥538k/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 | – | ¥545k/m² | ¥1.0M/m² | – |
| 2006 | ¥433k/m² | ¥553k/m² | ¥900k/m² | – |
| 2007 | ¥444k/m² | ¥600k/m² | ¥944k/m² | – |
| 2008 | ¥478k/m² | ¥600k/m² | ¥857k/m² | – |
| 2009 | ¥400k/m² | ¥550k/m² | ¥731k/m² | – |
| 2010 | ¥400k/m² | ¥567k/m² | ¥750k/m² | – |
| 2011 | ¥400k/m² | ¥554k/m² | ¥838k/m² | ¥950k/m² |
| 2012 | ¥400k/m² | ¥555k/m² | ¥714k/m² | – |
| 2013 | ¥415k/m² | ¥571k/m² | ¥738k/m² | – |
| 2014 | ¥407k/m² | ¥571k/m² | ¥771k/m² | ¥947k/m² |
| 2015 | ¥505k/m² | ¥660k/m² | ¥827k/m² | ¥943k/m² |
| 2016 | ¥522k/m² | ¥683k/m² | ¥854k/m² | ¥982k/m² |
| 2017 | ¥509k/m² | ¥733k/m² | ¥867k/m² | ¥1.0M/m² |
| 2018 | ¥543k/m² | ¥752k/m² | ¥900k/m² | ¥1.0M/m² |
| 2019 | ¥571k/m² | ¥729k/m² | ¥929k/m² | ¥969k/m² |
| 2020 | ¥600k/m² | ¥800k/m² | ¥991k/m² | ¥1.0M/m² |
| 2021 | ¥571k/m² | ¥800k/m² | ¥1.0M/m² | ¥1.0M/m² |
| 2022 | ¥645k/m² | ¥836k/m² | ¥1.0M/m² | ¥1.1M/m² |
| 2023 | ¥600k/m² | ¥825k/m² | ¥1.0M/m² | ¥1.1M/m² |
| 2024 | ¥737k/m² | ¥900k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2025 | ¥750k/m² | ¥933k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2026 (partial) | – | ¥993k/m² | ¥1.2M/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 | ¥457k/m² | ¥518k/m² | ¥651k/m² | – |
| 2006 | ¥467k/m² | ¥564k/m² | ¥691k/m² | – |
| 2007 | ¥508k/m² | ¥581k/m² | ¥727k/m² | – |
| 2008 | ¥444k/m² | ¥537k/m² | ¥700k/m² | – |
| 2009 | ¥459k/m² | ¥485k/m² | ¥659k/m² | – |
| 2010 | ¥466k/m² | ¥474k/m² | ¥660k/m² | ¥635k/m² |
| 2011 | ¥400k/m² | ¥460k/m² | ¥643k/m² | ¥682k/m² |
| 2012 | ¥389k/m² | ¥471k/m² | ¥561k/m² | ¥642k/m² |
| 2013 | ¥400k/m² | ¥451k/m² | ¥580k/m² | ¥674k/m² |
| 2014 | ¥421k/m² | ¥480k/m² | ¥563k/m² | ¥688k/m² |
| 2015 | ¥400k/m² | ¥505k/m² | ¥640k/m² | ¥737k/m² |
| 2016 | ¥443k/m² | ¥500k/m² | ¥640k/m² | ¥747k/m² |
| 2017 | ¥467k/m² | ¥522k/m² | ¥682k/m² | ¥738k/m² |
| 2018 | ¥480k/m² | ¥537k/m² | ¥649k/m² | ¥765k/m² |
| 2019 | ¥480k/m² | ¥546k/m² | ¥662k/m² | ¥769k/m² |
| 2020 | ¥548k/m² | ¥518k/m² | ¥688k/m² | ¥779k/m² |
| 2021 | ¥520k/m² | ¥567k/m² | ¥700k/m² | ¥833k/m² |
| 2022 | ¥519k/m² | ¥565k/m² | ¥736k/m² | ¥906k/m² |
| 2023 | ¥667k/m² | ¥630k/m² | ¥750k/m² | ¥880k/m² |
| 2024 | ¥683k/m² | ¥619k/m² | ¥741k/m² | ¥920k/m² |
| 2025 | ¥630k/m² | ¥660k/m² | ¥877k/m² | ¥938k/m² |
| 2026 (partial) | – | ¥655k/m² | – | – |
Prices near train stations in Suginami 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 |
|---|---|---|---|---|---|
| Ogikubo (荻窪) | ¥32.0M | ¥1.0M/m² | ¥90.0M | 10 | 471 |
| Nishi Ogikubo (西荻窪) | ¥36.0M | ¥1.0M/m² | ¥96.0M | 9 | 341 |
| Honancho (方南町) | ¥30.0M | ¥1.0M/m² | ¥81.0M | 8 | 269 |
| Takaido (高井戸) | ¥39.5M | ¥1.0M/m² | ¥84.5M | 9 | 210 |
| Higashi Koenji (東高円寺) | ¥29.0M | ¥1.0M/m² | ¥120M | 6 | 201 |
| Minami Asagaya (南阿佐ケ谷) | ¥50.5M | ¥1.1M/m² | ¥82.0M | 8 | 191 |
| Asagaya (阿佐ケ谷) | ¥39.0M | ¥971k/m² | ¥83.0M | 8 | 166 |
| Koenji (高円寺) | ¥26.5M | ¥1.0M/m² | ¥99.5M | 7 | 162 |
| Shin Koenji (新高円寺) | ¥21.5M | ¥867k/m² | ¥74.0M | 7 | 149 |
| Iogi (井荻) | ¥41.5M | ¥800k/m² | ¥76.5M | 8 | 116 |
| Hamadayama (浜田山) | ¥100M | ¥1.3M/m² | ¥98.0M | 8 | 112 |
| Kugayama (久我山) | ¥26.0M | ¥875k/m² | ¥86.0M | 7 | 111 |
| Kami Igusa (上井草) | ¥49.0M | ¥779k/m² | ¥80.0M | 8 | 109 |
| Shimo Igusa (下井草) | ¥23.0M | ¥939k/m² | ¥73.0M | 8 | 102 |
| Fujimigaoka (富士見ケ丘) | ¥39.0M | ¥892k/m² | ¥98.0M | 8 | 92 |
Used condo prices by layout in Suginami Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥21.0M | 20 m² | 627 |
| 3LDK | ¥70.0M | 70 m² | 333 |
| 2LDK | ¥58.0M | 55 m² | 249 |
| 1LDK | ¥39.0M | 35 m² | 236 |
| 1DK | ¥27.0M | 30 m² | 137 |
| 1R | ¥13.0M | 15 m² | 59 |
| 2DK | ¥35.0M | 40 m² | 49 |
| 4LDK | ¥98.0M | 85 m² | 15 |
How much does an apartment cost in Suginami Ward?
The median used condo (mansion) in Suginami Ward sold for ¥37.0M in 2025, about ¥1.1M/m², based on 592 recorded sales.
How much does a house cost in Suginami Ward?
The median house sale, including the land, was ¥90.0M in 2025 across 584 sales.
Are property prices in Suginami Ward going up?
Over the five years to 2025, condo prices per m² changed +21.4% and residential land prices changed +38.2%.
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.