Toshima Ward Housing Market 2025: Ikebukuro's Studio Market
Data updated 2026-11-10 · Source: MLIT transaction price survey, 2005 Q3–2026 Q2
Key figures for 2025
- Median used condo price
- ¥34.0M
- ¥1.3M/m² · +8.7% vs 2024
- Median house price (land + building)
- ¥105M
- +9.1% vs 2024
- Residential land per m² (sales)
- ¥920k/m²
- +33.3% over 5 years
- Transactions in 2025
- 783
- #9 of 50 areas in Tokyo by price per m²
The most studio-heavy ward
About 58% of condo sales in Toshima are studios and 1K units, the highest share of any of the 23 wards. The 20 m² 1K at about ¥24M is by far the most traded home. Toshima also has the highest housing vacancy rate of the wards (about 14%), as many small rental flats sit empty between tenants.
Prices
Condos cost about ¥1.3M per m², 1.2 times the Tokyo average and ninth among the wards. Prices per m² rose about 4.3% a year over the past five years, about the same as before. Benchmark residential land rose 12.3% in the past year and 80% in ten years.
Moving out, but growing
In 2025 about 2,250 more people moved out to the rest of Japan than moved in, one of the biggest outflows among the wards. Yet population grew 1.5% between 2020 and 2025. As in Shinjuku, the growth likely comes from abroad, especially students.
Stations
Ikebukuro and Otsuka are the busiest stations, both at about ¥1.2M per m². Higashi-Ikebukuro is the priciest at about ¥1.5M; Higashi-Nagasaki is the cheapest. Station distance barely matters, because almost every part of Toshima is close to a station.
Lowest flood risk
A median condo costs about 35 years of median rent, better than the Tokyo average. Toshima has the lowest flood exposure of the 23 wards: only about one in six benchmark sites is in a flood zone, and none are deep. Its earthquake probability is also one of the lowest among the wards. The Ikebukuro Station area is an Urgent Urban Renewal Area.
Living in Toshima Ward: people, homes and risks
- Population 2025
- 306,106
- +1.5% since 2020
- Tokyo: +1.4%
- Net moves in 2025
- -2,250
- -7.35 per 1,000 residents
- Tokyo: +4.58
- Vacant homes (2023)
- 13.9%
- 0.9% empty and not for rent or sale
- Tokyo: 10.9%
- Median rent (2023)
- ¥81k
- per month, all rented homes
- Tokyo: ¥78k
- Strong earthquake risk
- 44.2%
- chance of shaking of intensity 6-lower or more within 30 years
- Tokyo: 52.8%
- Official land price 2026
- ¥828k/m²
- +12.3% in a year · +44.4% in 5 years
- Tokyo: ¥407k/m²
- Flood exposure
- 16.7%
- of 54 benchmark sites in a worst-case flood zone (0.0% 3 m or deeper)
- Tokyo: 42.5%
- Landslide exposure
- 0.0%
- of 54 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.
- Ikebukuro Station area · 143 ha · designated 2015 · 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 Toshima 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
¥23.0M
¥1.1M/m²
- Ikebukuro
- Ikebukuro · 9 min walk
- 1K · 20 m²
- Built 2005 (21 yrs) · RC
¥35.0M
¥1.8M/m²
- Higashiikebukuro
- Ikebukuro · 11 min walk
- 1K · 20 m²
- Built 2014 (11 yrs) · RC
¥80.0M
¥1.5M/m²
- Zoshigaya
- Higashi Ikebukuro · 5 min walk
- 2LDK · 55 m²
- Built 2009 (17 yrs) · RC
House
¥57.0M
¥393k/m²
- Kamiikebukuro
- Nishi Sugamo · 14 min walk
- Land 120 m² · floor 145 m²
- Built 1960 (65 yrs) · Wood
¥100M
¥909k/m²
- Senkawa
- Senkawa · 9 min walk
- Land 65 m² · floor 110 m²
- Built 2026 (0 yrs) · Wood
¥260M
¥1.1M/m²
- Higashiikebukuro
- Higashi Ikebukuro · 3 min walk
- Land 210 m² · floor 230 m²
- Built 1988 (38 yrs) · Wood
Show data table
| Year | Condo | House |
|---|---|---|
| 2005 | ¥16.5M | ¥59.5M |
| 2006 | ¥20.0M | ¥60.0M |
| 2007 | ¥23.0M | ¥65.0M |
| 2008 | ¥22.0M | ¥58.0M |
| 2009 | ¥23.0M | ¥51.0M |
| 2010 | ¥21.0M | ¥50.0M |
| 2011 | ¥22.0M | ¥48.0M |
| 2012 | ¥23.0M | ¥47.0M |
| 2013 | ¥21.0M | ¥50.0M |
| 2014 | ¥23.0M | ¥53.0M |
| 2015 | ¥22.0M | ¥58.0M |
| 2016 | ¥23.0M | ¥65.0M |
| 2017 | ¥23.0M | ¥67.5M |
| 2018 | ¥23.0M | ¥69.5M |
| 2019 | ¥24.5M | ¥68.0M |
| 2020 | ¥26.0M | ¥64.5M |
| 2021 | ¥25.0M | ¥71.5M |
| 2022 | ¥26.0M | ¥88.0M |
| 2023 | ¥27.0M | ¥83.0M |
| 2024 | ¥32.0M | ¥96.5M |
| 2025 | ¥34.0M | ¥105M |
| 2026 (partial) | ¥38.0M | ¥95.0M |
Show data table
| Year | Condo | House | Land |
|---|---|---|---|
| 2005 | ¥608k/m² | ¥427k/m² | ¥450k/m² |
| 2006 | ¥562k/m² | ¥500k/m² | ¥510k/m² |
| 2007 | ¥725k/m² | ¥576k/m² | ¥590k/m² |
| 2008 | ¥650k/m² | ¥537k/m² | ¥530k/m² |
| 2009 | ¥640k/m² | ¥526k/m² | ¥490k/m² |
| 2010 | ¥667k/m² | ¥506k/m² | ¥500k/m² |
| 2011 | ¥683k/m² | ¥517k/m² | ¥490k/m² |
| 2012 | ¥648k/m² | ¥516k/m² | ¥500k/m² |
| 2013 | ¥650k/m² | ¥522k/m² | ¥490k/m² |
| 2014 | ¥738k/m² | ¥514k/m² | ¥510k/m² |
| 2015 | ¥800k/m² | ¥520k/m² | ¥540k/m² |
| 2016 | ¥850k/m² | ¥589k/m² | ¥650k/m² |
| 2017 | ¥850k/m² | ¥622k/m² | ¥665k/m² |
| 2018 | ¥900k/m² | ¥643k/m² | ¥700k/m² |
| 2019 | ¥948k/m² | ¥600k/m² | ¥650k/m² |
| 2020 | ¥1.0M/m² | ¥670k/m² | ¥690k/m² |
| 2021 | ¥1.0M/m² | ¥738k/m² | ¥740k/m² |
| 2022 | ¥1.1M/m² | ¥762k/m² | ¥830k/m² |
| 2023 | ¥1.1M/m² | ¥800k/m² | ¥920k/m² |
| 2024 | ¥1.1M/m² | ¥818k/m² | ¥910k/m² |
| 2025 | ¥1.3M/m² | ¥893k/m² | ¥920k/m² |
| 2026 (partial) | ¥1.2M/m² | ¥916k/m² | ¥1.1M/m² |
Show data table
| Building age (years) | Condo | House |
|---|---|---|
| 0 | ¥1.5M/m² | ¥924k/m² |
| 1 | ¥1.5M/m² | ¥965k/m² |
| 2 | ¥1.6M/m² | ¥1.0M/m² |
| 3 | ¥1.6M/m² | ¥900k/m² |
| 4 | ¥1.3M/m² | – |
| 5 | ¥1.3M/m² | ¥805k/m² |
| 6 | ¥1.3M/m² | ¥825k/m² |
| 7 | ¥1.3M/m² | ¥832k/m² |
| 8 | ¥1.3M/m² | – |
| 9 | ¥1.3M/m² | ¥732k/m² |
| 10 | ¥1.3M/m² | – |
| 11 | ¥1.3M/m² | ¥778k/m² |
| 12 | ¥1.2M/m² | – |
| 13 | ¥1.2M/m² | – |
| 14 | ¥1.1M/m² | – |
| 15 | ¥1.1M/m² | – |
| 16 | ¥1.1M/m² | – |
| 17 | ¥1.1M/m² | ¥754k/m² |
| 18 | ¥1.1M/m² | – |
| 19 | ¥1.1M/m² | – |
| 20 | ¥1.1M/m² | ¥747k/m² |
| 21 | ¥1.1M/m² | – |
| 22 | ¥1.0M/m² | – |
| 23 | ¥1.0M/m² | – |
| 24 | ¥1.0M/m² | ¥630k/m² |
| 25 | ¥1.0M/m² | ¥629k/m² |
| 26 | ¥1.1M/m² | – |
| 27 | ¥1.1M/m² | – |
| 28 | ¥1.1M/m² | ¥612k/m² |
| 29 | ¥980k/m² | – |
| 30 | ¥800k/m² | – |
| 31 | ¥825k/m² | ¥525k/m² |
| 32 | ¥842k/m² | ¥660k/m² |
| 33 | ¥800k/m² | ¥600k/m² |
| 34 | ¥733k/m² | ¥602k/m² |
| 35 | ¥733k/m² | ¥424k/m² |
| 36 | ¥800k/m² | ¥536k/m² |
| 37 | ¥750k/m² | ¥730k/m² |
| 38 | ¥764k/m² | ¥797k/m² |
| 39 | ¥836k/m² | – |
| 40 | ¥860k/m² | – |
| 41 | ¥750k/m² | ¥480k/m² |
| 42 | ¥775k/m² | ¥671k/m² |
| 43 | ¥764k/m² | ¥535k/m² |
| 44 | ¥775k/m² | ¥837k/m² |
| 45 | ¥818k/m² | ¥584k/m² |
| 46 | ¥888k/m² | – |
| 47 | ¥793k/m² | – |
| 48 | ¥842k/m² | ¥578k/m² |
| 50 | ¥700k/m² | ¥578k/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 | – | ¥558k/m² | ¥1.1M/m² | – |
| 2006 | ¥433k/m² | ¥520k/m² | ¥1.1M/m² | – |
| 2007 | ¥457k/m² | ¥600k/m² | ¥907k/m² | – |
| 2008 | ¥450k/m² | ¥560k/m² | ¥800k/m² | – |
| 2009 | ¥431k/m² | ¥550k/m² | ¥875k/m² | – |
| 2010 | ¥425k/m² | ¥550k/m² | ¥950k/m² | ¥1.0M/m² |
| 2011 | ¥465k/m² | ¥550k/m² | ¥800k/m² | ¥978k/m² |
| 2012 | ¥400k/m² | ¥538k/m² | ¥700k/m² | ¥943k/m² |
| 2013 | ¥400k/m² | ¥553k/m² | ¥763k/m² | ¥1.1M/m² |
| 2014 | ¥467k/m² | ¥600k/m² | ¥800k/m² | ¥1.1M/m² |
| 2015 | ¥517k/m² | ¥667k/m² | ¥900k/m² | ¥1.1M/m² |
| 2016 | ¥543k/m² | ¥678k/m² | ¥950k/m² | ¥1.1M/m² |
| 2017 | ¥582k/m² | ¥750k/m² | ¥943k/m² | ¥1.1M/m² |
| 2018 | – | ¥800k/m² | ¥950k/m² | ¥1.1M/m² |
| 2019 | ¥607k/m² | ¥713k/m² | ¥1.0M/m² | ¥1.2M/m² |
| 2020 | – | ¥800k/m² | ¥1.1M/m² | ¥1.2M/m² |
| 2021 | ¥671k/m² | ¥850k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2022 | ¥743k/m² | ¥867k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2023 | ¥738k/m² | ¥867k/m² | ¥1.1M/m² | ¥1.3M/m² |
| 2024 | ¥860k/m² | ¥933k/m² | ¥1.2M/m² | ¥1.4M/m² |
| 2025 | ¥808k/m² | ¥1.0M/m² | ¥1.3M/m² | ¥1.4M/m² |
| 2026 (partial) | – | ¥1.1M/m² | ¥1.3M/m² | ¥1.8M/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 | – | ¥380k/m² | – | – |
| 2006 | – | ¥457k/m² | ¥595k/m² | – |
| 2007 | – | ¥467k/m² | ¥635k/m² | – |
| 2008 | ¥390k/m² | ¥461k/m² | ¥594k/m² | – |
| 2009 | ¥367k/m² | ¥400k/m² | ¥559k/m² | – |
| 2010 | – | ¥385k/m² | ¥567k/m² | – |
| 2011 | ¥305k/m² | ¥442k/m² | – | ¥587k/m² |
| 2012 | – | ¥362k/m² | ¥529k/m² | ¥563k/m² |
| 2013 | ¥371k/m² | ¥400k/m² | ¥522k/m² | ¥588k/m² |
| 2014 | – | ¥373k/m² | ¥554k/m² | ¥600k/m² |
| 2015 | – | ¥443k/m² | ¥591k/m² | ¥648k/m² |
| 2016 | ¥380k/m² | ¥448k/m² | ¥589k/m² | ¥711k/m² |
| 2017 | ¥400k/m² | ¥480k/m² | – | ¥717k/m² |
| 2018 | – | ¥560k/m² | – | ¥750k/m² |
| 2019 | ¥440k/m² | ¥498k/m² | – | ¥747k/m² |
| 2020 | ¥493k/m² | ¥521k/m² | – | ¥728k/m² |
| 2021 | ¥508k/m² | ¥538k/m² | – | ¥800k/m² |
| 2022 | – | ¥595k/m² | ¥703k/m² | ¥856k/m² |
| 2023 | ¥583k/m² | ¥615k/m² | – | ¥807k/m² |
| 2024 | ¥755k/m² | ¥594k/m² | – | – |
| 2025 | – | ¥805k/m² | – | ¥905k/m² |
Prices near train stations in Toshima 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 |
|---|---|---|---|---|---|
| Ikebukuro (池袋) | ¥31.0M | ¥1.2M/m² | ¥250M | 9 | 393 |
| Otsuka(Tokyo) (大塚(東京)) | ¥27.0M | ¥1.2M/m² | ¥100M | 6 | 334 |
| Shiinamachi (椎名町) | ¥28.0M | ¥1.2M/m² | ¥84.0M | 5 | 157 |
| Kanamecho (要町) | ¥37.0M | ¥1.2M/m² | ¥87.0M | 5 | 153 |
| Kita Ikebukuro (北池袋) | ¥25.0M | ¥1.1M/m² | ¥82.5M | 7 | 146 |
| Nishi Sugamo (西巣鴨) | ¥39.0M | ¥1.1M/m² | ¥79.0M | 6 | 119 |
| Sugamo (巣鴨) | ¥28.0M | ¥1.1M/m² | ¥130M | 6 | 118 |
| Zoshigaya(TokyoMetro) (雑司が谷(東京メトロ)) | ¥36.5M | ¥1.1M/m² | ¥90.0M | 4 | 104 |
| Higashi Nagasaki (東長崎) | ¥25.0M | ¥957k/m² | ¥80.5M | 6 | 104 |
| Higashi Ikebukuro (東池袋) | ¥54.5M | ¥1.5M/m² | ¥125M | 2 | 100 |
| Komagome (駒込) | ¥33.0M | ¥1.1M/m² | ¥93.0M | 4 | 97 |
| Senkawa (千川) | ¥23.0M | ¥950k/m² | ¥86.0M | 6 | 76 |
| Shimo Itabashi (下板橋) | ¥38.0M | ¥1.2M/m² | ¥83.5M | 7 | 61 |
| Mejiro (目白) | ¥67.0M | ¥1.3M/m² | ¥180M | 8 | 60 |
| Itabashi (板橋) | ¥59.0M | ¥1.1M/m² | – | 3 | 46 |
Used condo prices by layout in Toshima Ward
Sales from 2023–2025.
| Layout | Median used condo price | Typical size | Sales |
|---|---|---|---|
| 1K | ¥24.0M | 20 m² | 749 |
| 2LDK | ¥65.0M | 55 m² | 223 |
| 3LDK | ¥85.5M | 70 m² | 164 |
| 1LDK | ¥44.0M | 40 m² | 153 |
| 1DK | ¥28.0M | 25 m² | 73 |
| 2DK | ¥35.0M | 45 m² | 37 |
| 1R | ¥16.0M | 17.5 m² | 26 |
| Open floor | ¥38.0M | 45 m² | 18 |
How much does an apartment cost in Toshima Ward?
The median used condo (mansion) in Toshima Ward sold for ¥34.0M in 2025, about ¥1.3M/m², based on 477 recorded sales.
How much does a house cost in Toshima Ward?
The median house sale, including the land, was ¥105M in 2025 across 200 sales.
Are property prices in Toshima Ward going up?
Over the five years to 2025, condo prices per m² changed +25.0% and residential land prices changed +33.3%.
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.