Edogawa Ward real estate market and area profile
Edogawa is the cheapest of Tokyo's 23 wards to rent in. Median rent per m² is 28% below the 23-ward median, the median rent is ¥80k to ¥100k a month before fees, and a 1LDK sits in the ¥120k to ¥140k band. Neighbouring Koto is 52% and Sumida 46% more expensive per m²: crossing one river changes the price level sharply.
Observation window: rentals Jul 20, 2026 to Oct 5, 2026, sales Jul 20, 2026 to Oct 12, 2026. Latest asking price of each unit listed in the window. The same flat advertised by several agencies is counted once.
Town-level market map of Edogawa Ward
This static map uses real town boundaries and aggregated values. Switch metrics to compare prices and area characteristics across the ward.
Reading the Edogawa Ward market
The discount is largest for family flats. Against the same layout across the 23 wards, a 1R is 16% cheaper per m², but a 1LDK is 31% and a 2LDK 35% cheaper; the median 2LDK rents for 162,000 yen at 56 m². Households average 2.10 people, the 2nd largest in Tokyo, and children are 12.4% of residents: a ward of families.
Stock is building faster here than in any other ward. Only 0.78 units leave the market for every new listing, the lowest ratio in the 23 wards; units take a median 21 days to delist; and 21.9% of delisted units had been cut in price, one of the highest shares. Sales are led by 3LDKs (550 units, ¥50M to ¥60M), and the median asking price is ¥50M to ¥60M. Buyers have room to negotiate.
5 of the 43 towns with enough listings, including the station areas of Kasai and Hirai, sit in the top band (¥3.6k to ¥4k per m²), while Matsumoto, Kita Shinozaki, about 1.8 km from the nearest station, are the lowest (¥1.8k to ¥2k), roughly 2 times apart.
Rental and sale prices by layout
Medians by layout in Edogawa Ward. "vs 23 wards" compares rent per m² with the same layout across all 23 wards. "Units" is the sample behind each median, labelled Robust (200+), Indicative (50+) or Thin (20+); below 20 units no value is shown.
| Rent (excl. fees) | Sale (condos) | |||||||
|---|---|---|---|---|---|---|---|---|
| Layout | Rent | Rent/m² | vs 23 wards | Size | Units | Asking price | Asking/m² | Units |
| 1R | 60-80k yen | 3.6-4k yen | -16% | 18㎡ | 1,086Robust | Unavailable | Unavailable | 5Too few |
| 1K | 60-80k yen | 3-3.3k yen | -21% | 22㎡ | 2,816Robust | Unavailable | Unavailable | 10Too few |
| 1DK | 80-100k yen | 2.8-3k yen | -35% | 29㎡ | 425Robust | Unavailable | Unavailable | 8Too few |
| 1LDK | 120-140k yen | 3-3.3k yen | -31% | 42㎡ | 1,112Robust | 40-50M yen | 600-700k yen | 49Thin |
| 2DK | 80-100k yen | 2-2.2k yen | -24% | 42㎡ | 656Robust | Unavailable | Unavailable | 18Too few |
| 2LDK | 160-180k yen | 2.8-3k yen | -35% | 56㎡ | 1,167Robust | 50-60M yen | 800-900k yen | 254Robust |
| 3LDK | 180-200k yen | 2.6-2.8k yen | -29% | 70㎡ | 434Robust | 50-60M yen | 800-900k yen | 550Robust |
| 4LDK | 200-250k yen | 2.4-2.6k yen | -16% | 99㎡ | 58Indicative | 70-80M yen | 800-900k yen | 99Indicative |
Edogawa Ward and its neighbours
Edogawa Ward against the 3 wards that share its boundary. "vs Edogawa Ward" is the gap in median rent per m²; "Rent rank" orders all 23 wards from most to least expensive per m².
| Ward | Rent/m² | 1LDK rent | vs Edogawa Ward | Rent rank | Asking/m² |
|---|---|---|---|---|---|
| Edogawa Ward | 3-3.3k yen | 120-140k yen | Base | 23 | 700-800k yen |
| Koto Ward | 4.5-5k yen | 160-180k yen | +52% | 10 | 1.4-1.6M yen |
| Sumida Ward | 4-4.5k yen | 160-180k yen | +46% | 11 | 1.1-1.2M yen |
| Katsushika Ward | 3-3.3k yen | 100-120k yen | +8% | 21 | 700-800k yen |
| All 23 wards | 4-4.5k yen | 160-180k yen | +39% | 1.4-1.6M yen |
The spread inside Edogawa Ward
Across the 43 towns with at least 30 listings, rent per m² in the most expensive band is about 2 times that of the cheapest band.
Highest band3.6-4k yen
- Naka KasaiKasai
- HiraiHirai
- Shimo ShinozakimachiShinozaki
- MatsueIchinoe
- Higashi KoiwaEdogawa
Lowest band1.8-2k yen
- MatsumotoShin-Koiwa
- Kita ShinozakiIchikawa
Bands of rent per m². Town figures come from the town-level dataset as of Oct 14, 2026 and are computed differently from the ward figures above.
Sale-market activity and living environment in Edogawa Ward
How fast for-sale units leave the market and how often prices are cut, next to the 23-ward median. Observed Mar 30, 2026 to Oct 12, 2026. Rental turnover figures are not published: the rental crawl follows new listings, which makes them unreliable.
| Measure | Edogawa Ward | 23-ward median |
|---|---|---|
| Days to delistingMedian days from first listing to removal, for units delisted in the period. Shorter means units leave the market faster (sales and withdrawals alike). | 21 days | 15 days |
| Share cut in priceShare of delisted units whose final asking price was below the first. | 21.9% | 18.1% |
| Long-listed shareShare of current listings that have been on the market since observation began. Higher means more unsold stock. | 5.8% | 7.9% |
| Delisted / newUnits delisted divided by new listings in the period. Above 1 means stock is shrinking. | 0.78 | 0.87 |
Living environment
Relative to the 23 wards (0 to 100), not an absolute rating.
Growth in reviews and rating changes at local shops and restaurants.
How evenly local businesses spread across categories.
Median of the ward's town-level livability scores.
How complete the data behind these scores is.
Demographics and local businesses
Ward-level aggregation from the 2020 census.
Detailed category mix for tracked places. This is not a comprehensive industry census of every establishment.
What defines Edogawa Ward
The real places and environment that give the area its character, beyond prices and statistics.
Parks and green space
About 7.2% of Edogawa Ward is parks and gardens (from OpenStreetMap park data), shown in green on the map above.
- Shibamata Park
- Kasai Rinkai Park
- Shinozaki Park
- Arakawa Sports Ground
- Nagisa Park
- Ojima Komatsugawa Park
- Sogo rekurieshon Park
- Gyosen Park
Rail access
The ward has around 11 rail stations, served by these lines.
- JR Keiyo Line
- Disney Resort Line
- Sōbu Line
- Sobu Main Line
- Toei Shinjuku Line
- Tokyo Metro Tozai Line
- Tobu Skytree Line / Keisei Main Line
Town-level data for Edogawa Ward
Town medians as of Oct 14, 2026. Rent and sale per m² are shown as bands. Towns with few listings include estimates from nearby areas.
| Town | Rent/m² | Sale/m² | Area score | Nearest station |
|---|---|---|---|---|
| Nishi Kasai | 3.3-3.6k yen | 700-800k yen | 70 | Nishi-kasai | 160 m |
| Naka Kasai | 3.6-4k yen | 700-800k yen | 65 | Kasai | 441 m |
| Hirai | 3.6-4k yen | 900k-1M yen | 63 | Hirai | 237 m |
| Kita Koiwa | ||||
| Matsushima | ||||
| Nishi Koiwa | ||||
| Haruecho | ||||
| Funabori | ||||
| Mizue | ||||
| Minami Shinozakimachi | ||||
| Shimo Shinozakimachi | ||||
| Ichinoe | ||||
| Nishi Mizue | ||||
| Higashi Shinozaki | ||||
| Minami Koiwa | ||||
| Higashi Mizue | ||||
| Shinozakimachi | ||||
| Higashi Shinozakimachi | ||||
| Komatsugawa | ||||
| Seishincho | ||||
| Nishi Ichinoe | ||||
| Ukitacho | ||||
| Matsue | ||||
| Matsumoto | ||||
| Ninoecho | ||||
| Kita Kasai | ||||
| Honisshiki | ||||
| Chuo | ||||
| Higashi Matsumoto | ||||
| Minami Kasai | ||||
| Ichinoecho | ||||
| Kami Shinozaki | ||||
| Nishi Komatsugawamachi | ||||
| Higashi Koiwa | ||||
| Edogawa | ||||
| Higashi Komatsugawa | ||||
| Osugi | ||||
| Higashi Kasai | ||||
| Shishibone | ||||
| Shishibonecho | ||||
| Nihori | ||||
| Kamiisshiki | ||||
| Nishi Shinozaki | ||||
| Yagouchi | ||||
| Okinomiyacho | ||||
| Horiecho | ||||
| Rinkaicho | ||||
| Kita Shinozaki |
Compare a property with the local market
Ward and town medians are a starting point. Check a property's fair price using its layout, size, age, station distance, and other characteristics.
How to read this data
- Price type
- Advertised asking rents and asking prices, not closed transactions or appraisals.
- Rent
- Monthly rent excluding management and common-area fees.
- Sale
- Condominium units only. Units that look like leasehold or partial ownership (asking price per m² below 60% of the ward's median for 20 to 50 m² units) are excluded. In Edogawa Ward that removed 19 listings.
- Window
- The latest price of every unit listed in the last 90 days (rentals Jul 20, 2026 to Oct 5, 2026, sales Jul 20, 2026 to Oct 12, 2026).
- Units
- A flat advertised by several agencies is counted once: listings matching on address, size, floor, layout and price are one unit.
- Reliability
- Robust means 200+ units, Indicative 50+, Thin 20+. Below 20 units no value is shown.
- Bands
- Sale prices and asking price per m² are shown as bands. Exact values are in the analytics platform.
- Area score
- A relative measure of density, variety, transport and daily convenience across the 23 wards. It does not rate whether prices are high or low.