Sumida Ward Housing Market 2025: Skytree Views, Good Yields, and Every Site in a Flood Zone
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥32.0M
- ¥1.1M/m² · +6.7% vs 2024
- Median house price (land + building)
- ¥95.0M
- Residential land per m² (sales)
- ¥940k/m²
- +62.1% over 5 years
- Transactions in 2025
- 950
- #13 of 50 areas in Tokyo by price per m²
Growing and affordable
Sumida, home to Ryogoku, Kinshicho and the Tokyo Skytree, grew 4.8% between 2020 and 2025, fourth among the 23 wards, and households grew 8%. More people moved in from the rest of Japan than left. Condos cost about ¥1.1M per m², almost exactly the Tokyo average, and the median condo sold for about ¥32M.
The price rise has slowed
Condo prices per m² rose about 3.8% a year over the past five years, about half the pace of the five years before. Land is still moving fast: benchmark residential land rose 13.2% in the past year, and land sold in transactions rose about 60% in five years.
A studio market with the best yield in the 23 wards
More than half of condo sales are studios and 1K units, and the 25 m² 1K at about ¥25M is the most traded home. A median condo costs about 30 years of median rent, the lowest ratio of any ward, which makes Sumida a favourite with small investors. Station distance barely affects price here.
Cheap in the north, pricier in the south
Ryogoku and Kinshicho in the south are the busiest and priciest areas, at about ¥1.1M per m². Yahiro and Omurai in the north cost about a third less.
Flood risk is everywhere
Every one of Sumida's benchmark sites is inside the worst-case flood zone (as in Arakawa, Adachi and Katsushika), and about one in five is in a zone of 3 m or deeper. The ward lies between the Sumida and Arakawa rivers, below sea level in places. Earthquake probability (about 57% for 6-lower in 30 years) is also above the Tokyo average.
Living in Sumida Ward: people, homes and risks
- Population 2025
- 285,203
- +4.8% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- +834
- +2.92 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 11.8%
- 2.2% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥88k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 57.0%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Official land price 2026
- ¥671k/m²
- +13.2% in a year · +39.5% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 100.0%
- of 24 benchmark sites in a worst-case flood zone (20.8% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 24 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 Sumida 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
¥25.0M
¥1.3M/m²
- Honjo
- Honjo Azumabashi · 10 min walk
- 1K · 20 m²
- Built 2007 (19 yrs) · RC
¥34.0M
¥1.4M/m²
- Kyojima
- Keisei Hikifune · 4 min walk
- 1K · 25 m²
- Built 2025 (1 yrs) · RC
¥56.0M
¥1.1M/m²
- Midori
- Ryogoku · 9 min walk
- 1DK · 50 m²
- Built 2005 (21 yrs) · SRC
House
¥50.0M
¥1.0M/m²
- Ishiwara
- Ryogoku · 8 min walk
- Land 35 m² · floor 50 m²
- Built 1960 (66 yrs) · Wood
¥100M
¥833k/m²
- Mukojima
- Hikifune · 7 min walk
- Land 90 m² · floor 120 m²
- Built 2016 (10 yrs) · Wood
¥250M
¥1.1M/m²
- Midori
- Ryogoku · 8 min walk
- Land 105 m² · floor 220 m²
- Built 1966 (59 yrs) · Steel
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥20.0M | ¥43.0M |
| 2006 | ¥21.0M | ¥44.0M |
| 2007 | ¥23.0M | ¥45.0M |
| 2008 | ¥24.0M | ¥43.0M |
| 2009 | ¥22.0M | ¥40.0M |
| 2010 | ¥23.0M | ¥44.0M |
| 2011 | ¥23.0M | ¥43.5M |
| 2012 | ¥24.0M | ¥43.5M |
| 2013 | ¥25.0M | ¥43.0M |
| 2014 | ¥24.0M | ¥42.5M |
| 2015 | ¥26.0M | ¥40.5M |
| 2016 | ¥27.0M | ¥48.5M |
| 2017 | ¥27.0M | ¥50.0M |
| 2018 | ¥27.0M | ¥65.0M |
| 2019 | ¥26.0M | ¥60.0M |
| 2020 | ¥27.0M | ¥47.0M |
| 2021 | ¥29.0M | ¥54.5M |
| 2022 | ¥28.0M | ¥61.0M |
| 2023 | ¥28.0M | ¥62.0M |
| 2024 | ¥31.0M | ¥66.0M |
| 2025 | ¥32.0M | ¥95.0M |
| 2026 (partial) | ¥35.0M | ¥83.5M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥433k/m² | ¥369k/m² | ¥380k/m² |
| 2006 | ¥543k/m² | ¥400k/m² | ¥385k/m² |
| 2007 | ¥720k/m² | ¥427k/m² | ¥470k/m² |
| 2008 | ¥680k/m² | ¥354k/m² | ¥480k/m² |
| 2009 | ¥650k/m² | ¥324k/m² | ¥350k/m² |
| 2010 | ¥600k/m² | ¥391k/m² | ¥395k/m² |
| 2011 | ¥564k/m² | ¥384k/m² | ¥390k/m² |
| 2012 | ¥540k/m² | ¥389k/m² | ¥370k/m² |
| 2013 | ¥580k/m² | ¥390k/m² | ¥395k/m² |
| 2014 | ¥600k/m² | ¥389k/m² | ¥350k/m² |
| 2015 | ¥667k/m² | ¥427k/m² | ¥425k/m² |
| 2016 | ¥714k/m² | ¥453k/m² | ¥460k/m² |
| 2017 | ¥760k/m² | ¥471k/m² | ¥580k/m² |
| 2018 | ¥829k/m² | ¥492k/m² | ¥505k/m² |
| 2019 | ¥920k/m² | ¥514k/m² | ¥505k/m² |
| 2020 | ¥880k/m² | ¥486k/m² | ¥580k/m² |
| 2021 | ¥950k/m² | ¥531k/m² | ¥790k/m² |
| 2022 | ¥980k/m² | ¥600k/m² | ¥650k/m² |
| 2023 | ¥1.0M/m² | ¥600k/m² | ¥720k/m² |
| 2024 | ¥1.1M/m² | ¥637k/m² | ¥870k/m² |
| 2025 | ¥1.1M/m² | ¥700k/m² | ¥940k/m² |
| 2026 (partial) | ¥1.2M/m² | ¥783k/m² | ¥800k/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.3M/m² | ¥649k/m² |
| 1 | ¥1.2M/m² | ¥626k/m² |
| 2 | ¥1.2M/m² | ¥893k/m² |
| 3 | ¥1.1M/m² | ¥896k/m² |
| 4 | ¥1.1M/m² | ¥824k/m² |
| 5 | ¥1.1M/m² | ¥754k/m² |
| 6 | ¥1.1M/m² | ¥677k/m² |
| 7 | ¥1.1M/m² | – |
| 8 | ¥1.0M/m² | – |
| 9 | ¥1.0M/m² | ¥657k/m² |
| 10 | ¥1.0M/m² | – |
| 11 | ¥1.0M/m² | – |
| 12 | ¥1.0M/m² | – |
| 13 | ¥1.0M/m² | – |
| 14 | ¥1.1M/m² | – |
| 15 | ¥1.1M/m² | – |
| 16 | ¥1.1M/m² | – |
| 17 | ¥1.1M/m² | – |
| 18 | ¥1.0M/m² | – |
| 19 | ¥1.1M/m² | – |
| 20 | ¥1.0M/m² | – |
| 21 | ¥908k/m² | – |
| 22 | ¥878k/m² | – |
| 23 | ¥939k/m² | – |
| 24 | ¥846k/m² | – |
| 25 | ¥960k/m² | – |
| 26 | ¥883k/m² | – |
| 27 | ¥800k/m² | – |
| 28 | ¥833k/m² | – |
| 29 | ¥800k/m² | ¥412k/m² |
| 30 | ¥720k/m² | ¥538k/m² |
| 31 | ¥867k/m² | ¥563k/m² |
| 32 | ¥750k/m² | ¥493k/m² |
| 33 | ¥742k/m² | ¥409k/m² |
| 34 | ¥700k/m² | ¥600k/m² |
| 35 | ¥663k/m² | ¥496k/m² |
| 36 | ¥717k/m² | ¥429k/m² |
| 37 | ¥686k/m² | ¥489k/m² |
| 38 | ¥625k/m² | – |
| 39 | ¥714k/m² | – |
| 40 | ¥689k/m² | – |
| 41 | ¥615k/m² | – |
| 42 | ¥638k/m² | – |
| 43 | ¥636k/m² | – |
| 44 | ¥663k/m² | – |
| 45 | ¥525k/m² | ¥400k/m² |
| 46 | – | ¥416k/m² |
| 47 | ¥580k/m² | ¥582k/m² |
| 50 | ¥665k/m² | ¥500k/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 | – | ¥408k/m² | ¥940k/m² | – |
| 2006 | ¥285k/m² | ¥400k/m² | ¥1.0M/m² | – |
| 2007 | – | ¥460k/m² | ¥1.0M/m² | – |
| 2008 | – | ¥463k/m² | ¥960k/m² | – |
| 2009 | – | ¥419k/m² | ¥900k/m² | – |
| 2010 | – | ¥433k/m² | ¥750k/m² | – |
| 2011 | – | ¥433k/m² | ¥600k/m² | ¥866k/m² |
| 2012 | ¥280k/m² | ¥459k/m² | ¥560k/m² | ¥800k/m² |
| 2013 | ¥351k/m² | ¥460k/m² | ¥613k/m² | ¥920k/m² |
| 2014 | ¥345k/m² | ¥467k/m² | ¥667k/m² | ¥950k/m² |
| 2015 | ¥400k/m² | ¥536k/m² | ¥738k/m² | ¥925k/m² |
| 2016 | ¥480k/m² | ¥573k/m² | ¥753k/m² | ¥922k/m² |
| 2017 | ¥467k/m² | ¥594k/m² | ¥828k/m² | ¥900k/m² |
| 2018 | ¥475k/m² | ¥580k/m² | ¥850k/m² | ¥1.0M/m² |
| 2019 | – | ¥650k/m² | ¥955k/m² | ¥1.0M/m² |
| 2020 | ¥583k/m² | ¥644k/m² | ¥920k/m² | ¥1.0M/m² |
| 2021 | ¥658k/m² | ¥700k/m² | ¥960k/m² | ¥1.0M/m² |
| 2022 | ¥563k/m² | ¥750k/m² | ¥1.0M/m² | ¥1.0M/m² |
| 2023 | ¥618k/m² | ¥767k/m² | ¥1.0M/m² | ¥1.0M/m² |
| 2024 | ¥620k/m² | ¥800k/m² | ¥1.1M/m² | ¥1.1M/m² |
| 2025 | ¥695k/m² | ¥875k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2026 (partial) | – | ¥933k/m² | ¥1.2M/m² | ¥1.3M/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 | – | ¥264k/m² | ¥465k/m² | – |
| 2006 | ¥247k/m² | ¥352k/m² | ¥451k/m² | – |
| 2007 | – | ¥373k/m² | ¥482k/m² | – |
| 2008 | – | ¥302k/m² | ¥503k/m² | – |
| 2009 | – | ¥224k/m² | ¥444k/m² | – |
| 2010 | ¥254k/m² | ¥302k/m² | ¥437k/m² | – |
| 2011 | – | ¥265k/m² | – | ¥459k/m² |
| 2012 | ¥227k/m² | ¥254k/m² | – | ¥459k/m² |
| 2013 | – | ¥273k/m² | – | ¥456k/m² |
| 2014 | ¥239k/m² | ¥310k/m² | – | ¥440k/m² |
| 2015 | ¥247k/m² | ¥364k/m² | – | ¥474k/m² |
| 2016 | ¥239k/m² | ¥341k/m² | – | ¥513k/m² |
| 2017 | ¥333k/m² | ¥354k/m² | – | ¥511k/m² |
| 2018 | ¥320k/m² | ¥404k/m² | – | ¥560k/m² |
| 2019 | ¥356k/m² | ¥433k/m² | – | ¥571k/m² |
| 2020 | ¥356k/m² | – | – | ¥502k/m² |
| 2021 | – | ¥345k/m² | – | ¥596k/m² |
| 2022 | – | ¥361k/m² | – | ¥600k/m² |
| 2023 | ¥445k/m² | ¥469k/m² | – | – |
| 2024 | – | ¥492k/m² | – | – |
| 2025 | ¥551k/m² | ¥606k/m² | – | – |
Prices near train stations in Sumida 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 |
|---|---|---|---|---|---|
| Ryogoku (両国) | ¥29.0M | ¥1.1M/m² | ¥215M | 6 | 471 |
| Kinshicho (錦糸町) | ¥30.0M | ¥1.1M/m² | ¥220M | 8 | 349 |
| Oshiage (押上) | ¥29.0M | ¥1.1M/m² | ¥150M | 6 | 240 |
| Higashi Mukojima (東向島) | ¥32.0M | ¥990k/m² | ¥59.0M | 6 | 223 |
| Hikifune (曳舟) | ¥30.0M | ¥1.0M/m² | ¥63.0M | 7 | 193 |
| Honjo Azumabashi (本所吾妻橋) | ¥29.5M | ¥1.1M/m² | ¥200M | 6 | 189 |
| Kikukawa(Tokyo) (菊川(東京)) | ¥30.0M | ¥1.1M/m² | ¥160M | 5 | 176 |
| Keisei Hikifune (京成曳舟) | ¥35.0M | ¥988k/m² | ¥50.0M | 6 | 149 |
| Yahiro (八広) | ¥28.5M | ¥730k/m² | ¥54.0M | 7 | 147 |
| Omurai (小村井) | ¥34.5M | ¥800k/m² | ¥59.0M | 6 | 110 |
| Kanegafuchi (鐘ケ淵) | ¥32.0M | ¥1.0M/m² | ¥46.5M | 5 | 109 |
| Morishita(Tokyo) (森下(東京)) | ¥35.5M | ¥1.1M/m² | ¥245M | 4 | 84 |
| Tokyo Skytree (とうきょうスカイツリー) | ¥30.0M | ¥1.0M/m² | ¥120M | 6 | 65 |
| Higashi Azuma (東あずま) | ¥33.0M | ¥785k/m² | ¥57.0M | 5 | 64 |
| Kuramae (蔵前) | ¥33.0M | ¥1.1M/m² | – | 7 | 34 |
Used condo prices by layout in Sumida Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥25.0M | 25 m² | 889 |
| 2LDK | ¥49.0M | 55 m² | 264 |
| 1LDK | ¥41.0M | 40 m² | 253 |
| 3LDK | ¥55.0M | 65 m² | 234 |
| 1DK | ¥30.0M | 25 m² | 112 |
| 2DK | ¥38.0M | 40 m² | 61 |
| 1R | ¥16.5M | 17.5 m² | 22 |
| 2K | ¥34.5M | 30 m² | 12 |
How much does an apartment cost in Sumida Ward?
The median used condo (mansion) in Sumida Ward sold for ¥32.0M in 2025, about ¥1.1M/m², based on 678 recorded sales.
How much does a house cost in Sumida Ward?
The median house sale, including the land, was ¥95.0M in 2025 across 199 sales.
Are property prices in Sumida Ward going up?
Over the five years to 2025, condo prices per m² changed +27.3% and residential land prices changed +62.1%.
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.