Shinagawa Ward real estate market and area profile
Shinagawa is the 6th most expensive of Tokyo's 23 wards to rent in, with median rent per m² 16% above the 23-ward median. The median rent is ¥120k to ¥140k a month before fees, and a 1LDK sits in the ¥180k to ¥200k band. For a ward this close to the centre it has a lot of single-person stock: 56% of rental units are 1R or 1K.
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 Shinagawa Ward
This static map uses real town boundaries and aggregated values. Switch metrics to compare prices and area characteristics across the ward.
Reading the Shinagawa Ward market
Unusually, even small flats carry a clear premium here. Against the same layout across the 23 wards, rent per m² is 18% higher for a 1K, 20% for a 2LDK and 38% for a 3LDK. The median 1K rents for 110,000 yen at 22 m².
Apart from one district, prices are uniformly high. 13 of the 25 towns with enough listings sit in the top band (¥5k to ¥6k per m²): Kami Osaki, Higashi Gotanda, Nishi Gotanda, Togoshi and others, running from Meguro station through Gotanda to Togoshi. Only the reclaimed island of Yashio falls in the lowest band (¥2.4k to ¥2.6k), and it alone explains why the ward's internal spread, about 2.2 times, is among the widest in Tokyo.
Minato is 16% and Shibuya 9% more expensive per m², Meguro is level (-2%), and Koto is 6% and Ota 19% cheaper. The median condo asking price is ¥100M to ¥120M, with 2LDKs (768 units) in the ¥100M to ¥120M band. Foreign residents are 2.8% of the population, one of the lower shares in the 23 wards.
Rental and sale prices by layout
Medians by layout in Shinagawa 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 | +9% | 21㎡ | 1,777Robust | 30-40M yen | 1.1-1.2M yen | 37Thin |
| 1K | 100-120k yen | 4.5-5k yen | +18% | 22㎡ | 4,205Robust | Unavailable | Unavailable | 19Too few |
| 1DK | 140-160k yen | 4.5-5k yen | +9% | 29㎡ | 858Robust | 30-40M yen | 1.1-1.2M yen | 66Indicative |
| 1LDK | 180-200k yen | 5-6k yen | +13% | 40㎡ | 2,031Robust | 70-80M yen | 1.4-1.6M yen | 431Robust |
| 2DK | 140-160k yen | 3.6-4k yen | +28% | 42㎡ | 228Robust | 40-50M yen | 1.1-1.2M yen | 41Thin |
| 2LDK | 250-300k yen | 5-6k yen | +20% | 55㎡ | 1,122Robust | 100-120M yen | 1.8-2M yen | 768Robust |
| 3LDK | 350-400k yen | 5-6k yen | +38% | 74㎡ | 269Robust | 140-160M yen | 1.8-2M yen | 474Robust |
| 4LDK | Unavailable | Unavailable | null% | Unavailable | 18Too few | 140-160M yen | 1.4-1.6M yen | 34Thin |
Shinagawa Ward and its neighbours
Shinagawa Ward against the 5 wards that share its boundary. "vs Shinagawa 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 Shinagawa Ward | Rent rank | Asking/m² |
|---|---|---|---|---|---|
| Shinagawa Ward | 4.5-5k yen | 180-200k yen | Base | 6 | 1.6-1.8M yen |
| Minato Ward | 5-6k yen | 250-300k yen | +16% | 1 | 2M+ yen |
| Shibuya Ward | 5-6k yen | 200-250k yen | +9% | 3 | 2M+ yen |
| Meguro Ward | 4.5-5k yen | 200-250k yen | -2% | 7 | 1.6-1.8M yen |
| Koto Ward | 4.5-5k yen | 160-180k yen | -6% | 10 | 1.4-1.6M yen |
| Ota Ward | 3.6-4k yen | 140-160k yen | -19% | 14 | 900k-1M yen |
| All 23 wards | 4-4.5k yen | 160-180k yen | -14% | 1.4-1.6M yen |
The spread inside Shinagawa Ward
Across the 25 towns with at least 30 listings, rent per m² in the most expensive band is about 2.2 times that of the cheapest band.
Highest band5-6k yen
- Kami OsakiMeguro
- Higashi GotandaGotanda
- Nishi GotandaFudo-mae
- TogoshiTogoshi
- EbaraMusashi-koyama
- Higashi NakanobuEbara-nakanobu
- and 7 more
Lowest band2.4-2.6k yen
- YashioTokyo Freight Terminal
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 Shinagawa 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 | Shinagawa 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). | 18 days | 15 days |
| Share cut in priceShare of delisted units whose final asking price was below the first. | 16.3% | 18.1% |
| Long-listed shareShare of current listings that have been on the market since observation began. Higher means more unsold stock. | 7.8% | 7.9% |
| Delisted / newUnits delisted divided by new listings in the period. Above 1 means stock is shrinking. | 0.86 | 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 Shinagawa 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 | Shinagawa Shrine | Landmark | 4.2 |
| 2 | Togoshi Ginza Shopping Street | Landmark | 4 |
| 3 | Higashi-Shinagawa Kaijo Park | Landmark | 4.1 |
| 4 | Bunko no Mori Park | Landmark | 4.1 |
Parks and green space
About 5.8% of Shinagawa Ward is parks and gardens (from OpenStreetMap park data), shown in green on the map above.
- Oi Central Seaside Park Sports Forest
- Shinagawa community park
- Oi Central Seaside Park - Nagisa no Mori
- Oi Greenway
- Minato-ga-oka Port Park
- Shiokaze Park
- Tennozu Park
- Yashio Park
Rail access
The ward has around 27 rail stations, served by these lines.
- Yurikamome
- Rinkai Line
- Keikyu Main Line
- Keihin-Tohoku Line
- Yamanote Line
- Toei Asakusa Line
- Tokaido Main Line / Utsunomiya Line
- Tokyu Oimachi Line
- Tokyu Ikegami Line
- Tokyu Meguro Line
- Tokyo Metro Namboku Line
- Tokyo Monorail
Town-level data for Shinagawa 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 |
|---|---|---|---|---|
| Kami Osaki | 5-6k yen | 1.4-1.6M yen | 78 | Meguro | 212 m |
| Koyama | 4.5-5k yen | 1.6-1.8M yen | 74 | Nishi-koyama | 293 m |
| Higashi Gotanda | 5-6k yen | 1.4-1.6M yen | 74 | Gotanda | 334 m |
| Nishi Gotanda | ||||
| Togoshi | ||||
| Hiratsuka | ||||
| Ebara | ||||
| Hatanodai | ||||
| Nakanobu | ||||
| Higashi Nakanobu | ||||
| Osaki | ||||
| Nishi Nakanobu | ||||
| Kita Shinagawa | ||||
| Koyamadai | ||||
| Minami-Shinagawa | ||||
| Yutakacho | ||||
| Nishi Shinagawa | ||||
| Higashi Oi | ||||
| Katsushima | ||||
| Higashi-Shinagawa | ||||
| Futaba | ||||
| Nishi Oi | ||||
| Oi | ||||
| Minami Oi | ||||
| Hiromachi | ||||
| Higashi-Yashio | ||||
| Yashio |
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 Shinagawa Ward that removed 94 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.