Koto Ward real estate market and area profile
Koto is the 10th most expensive of Tokyo's 23 wards to rent in, with median rent per m² 10% above the 23-ward median. With 2,580 condos for sale it is the third largest sale market, in a ward that includes the Toyosu and Ariake waterfront.
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 Koto Ward
This static map uses real town boundaries and aggregated values. Switch metrics to compare prices and area characteristics across the ward.
Reading the Koto Ward market
The sale market is led by 3LDKs (1,206 units, against 929 2LDKs), and the median 3LDK sits in the ¥90M to ¥100M band, below the 2LDK's ¥100M to ¥120M. When the larger layout asks less, the two groups come from different parts of the stock, by location or age, so comparing by layout alone is misleading here.
The median rental 1LDK is 39 m², one of the smallest in Tokyo, at 172,000 yen. Agency duplication is the heaviest of any ward, at 4 listings per flat, so the real stock is much smaller than the listing count suggests.
19 of the 40 towns with enough listings sit in the top band (¥5k to ¥6k per m²), around Monzen-nakacho, Kiyosumi-shirakawa and Sumiyoshi, such as Mori, Monzennakacho, Botan, Takabashi. The cheapest is Higashi Suna (¥3.3k to ¥3.6k), about 1.3 km from Minami-sunamachi station. Minato is 23% and Chuo 11% more expensive per m², Sumida is level, and Edogawa is 34% cheaper. Parks and gardens cover about 10% of the ward, one of the highest shares in Tokyo.
Rental and sale prices by layout
Medians by layout in Koto 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 | 80-100k yen | 4.5-5k yen | +6% | 24㎡ | 1,199Robust | 40-50M yen | 1-1.1M yen | 25Thin |
| 1K | 100-120k yen | 4.5-5k yen | +10% | 26㎡ | 4,016Robust | Unavailable | Unavailable | 9Too few |
| 1DK | 120-140k yen | 5-6k yen | +14% | 26㎡ | 1,596Robust | Unavailable | Unavailable | 12Too few |
| 1LDK | 160-180k yen | 4.5-5k yen | +3% | 39㎡ | 2,163Robust | 70-80M yen | 1.4-1.6M yen | 271Robust |
| 2DK | 120-140k yen | 3-3.3k yen | +9% | 41㎡ | 230Robust | 40-50M yen | 900k-1M yen | 23Thin |
| 2LDK | 200-250k yen | 4.5-5k yen | +6% | 53㎡ | 1,125Robust | 100-120M yen | 1.6-1.8M yen | 929Robust |
| 3LDK | 250-300k yen | 4-4.5k yen | +10% | 71㎡ | 452Robust | 90-100M yen | 1.2-1.4M yen | 1,206Robust |
| 4LDK | 250-300k yen | 3-3.3k yen | +3% | 85㎡ | 46Thin | 120-140M yen | 1.2-1.4M yen | 81Indicative |
Koto Ward and its neighbours
Koto Ward against the 5 wards that share its boundary. "vs Koto 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 Koto Ward | Rent rank | Asking/m² |
|---|---|---|---|---|---|
| Koto Ward | 4.5-5k yen | 160-180k yen | Base | 10 | 1.4-1.6M yen |
| Minato Ward | 5-6k yen | 250-300k yen | +23% | 1 | 2M+ yen |
| Chuo Ward | 5-6k yen | 200-250k yen | +11% | 4 | 2M+ yen |
| Shinagawa Ward | 4.5-5k yen | 180-200k yen | +6% | 6 | 1.6-1.8M yen |
| Sumida Ward | 4-4.5k yen | 160-180k yen | -4% | 11 | 1.1-1.2M yen |
| Edogawa Ward | 3-3.3k yen | 120-140k yen | -34% | 23 | 700-800k yen |
| All 23 wards | 4-4.5k yen | 160-180k yen | -9% | 1.4-1.6M yen |
The spread inside Koto Ward
Across the 40 towns with at least 30 listings, rent per m² in the most expensive band is about 1.6 times that of the cheapest band.
Highest band5-6k yen
- MoriSumiyoshi
- MonzennakachoMonzen-nakacho
- BotanMonzen-nakacho
- TakabashiKiyosumi-shirakawa
- FukagawaMonzen-nakacho
- TomiokaMonzen-nakacho
- and 13 more
Lowest band3.3-3.6k yen
- Higashi SunaMinami-sunamachi
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 Koto 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 | Koto 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). | 20 days | 15 days |
| Share cut in priceShare of delisted units whose final asking price was below the first. | 17.8% | 18.1% |
| Long-listed shareShare of current listings that have been on the market since observation began. Higher means more unsold stock. | 9.4% | 7.9% |
| Delisted / newUnits delisted divided by new listings in the period. Above 1 means stock is shrinking. | 0.89 | 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 Koto Ward
The real places and environment that give the area its character, beyond prices and statistics.
Notable places in the area
Well-known venues drawn from real data, numbered to match the map.
| # | Name | Type | Rating |
|---|---|---|---|
| 1 | Yumenoshima Park | Landmark | 3.9 |
Parks and green space
About 10% of Koto Ward is parks and gardens (from OpenStreetMap park data), shown in green on the map above.
- Wakasu Seaside Park
- Yumenoshima Park
- Symbolpromenade Park
- Ariake Tennis Park
- Tatsumi Seaside Park
- Toyosu-Gururi Park
- Ariake Seaside Park
- Tokyo Water Wide Area Disaster Reduction Park
Rail access
The ward has around 28 rail stations, served by these lines.
- JR Keiyo Line
- Yurikamome
- Rinkai Line
- Sōbu Line
- Sobu Main Line
- Toei Shinjuku Line
- Toei Oedo Line
- Tokyo Metro Tozai Line
- Tokyo Metro Hanzomon Line
- Tokyo Metro Yurakucho Line
- Tobu Kameido Line
Town-level data for Koto 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 |
|---|---|---|---|---|
| Mori | 5-6k yen | 1.1-1.2M yen | 75 | Sumiyoshi | 285 m |
| Monzennakacho | 5-6k yen | 800-900k yen | 74 | Monzen-nakacho | 59 m |
| Botan | 5-6k yen | 1.4-1.6M yen | 73 | Monzen-nakacho | 328 m |
| Takabashi | ||||
| Fukagawa | ||||
| Tomioka | ||||
| Morishita | ||||
| Furuishiba | ||||
| Miyoshi | ||||
| Tokiwa | ||||
| Kiyosumi | ||||
| Shirakawa | ||||
| Fukuzumi | ||||
| Hirano | ||||
| Eitai | ||||
| Sarue | ||||
| Sumiyoshi | ||||
| Shin Ohashi | ||||
| Fuyuki | ||||
| Toyo | ||||
| Ecchujima | ||||
| Ishijima | ||||
| Ogibashi | ||||
| Umibe | ||||
| Senda | ||||
| Kiba | ||||
| Sengoku | ||||
| Saga | ||||
| Kita Suna | ||||
| Toyosu | ||||
| Oshima | ||||
| Kameido | ||||
| Ariake | ||||
| Shiohama | ||||
| Shiomi | ||||
| Higashi Suna | ||||
| Minami Suna | ||||
| Shinsuna | ||||
| Shinonome | ||||
| Aomi | ||||
| Edagawa | ||||
| Tatsumi | ||||
| Yumenoshima | ||||
| Shin-Kiba | ||||
| Wakasu |
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 Koto Ward that removed 227 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.