Sumida Ward real estate market and area profile
Sumida is the 11th most expensive of Tokyo's 23 wards to rent in, with median rent per m² 5% above the 23-ward median. What stands out is the speed of its sale market: condos for sale delist in a median 8 days, the fastest of any ward.
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 Sumida Ward
This static map uses real town boundaries and aggregated values. Switch metrics to compare prices and area characteristics across the ward.
Reading the Sumida Ward market
Every sale indicator points the same way. Only 4.5% of current listings have been up since observation began, the lowest share in Tokyo, and 0.9 units leave for every new listing, one of the highest ratios. At the same time Sumida has the least sale stock relative to rentals of any ward, just 884 condos for sale. Supply is thin and what comes up goes quickly. The median asking price is ¥60M to ¥70M.
Sumida sits on the price boundary between the centre and the east. Chuo is 16% more expensive per m², Taito and Koto are level at around 4%, Arakawa is 12% cheaper, and Katsushika, Adachi and Edogawa are 26%, 27% and 32% cheaper. This is where eastern Tokyo's slope, prices falling the further east you go, begins.
Inside the ward, the towns around Kinshicho and Oshiage stations, such as Kinshi, Kotobashi, Taihei, Yokokawa, sit in the top band (¥5k to ¥6k per m²), while Higashi Sumida, about 1.1 km from Omurai station, is the lowest (¥3k to ¥3.3k). A 1LDK costs the Tokyo level per m² (0%), while a 2DK is 36% more expensive.
Rental and sale prices by layout
Medians by layout in Sumida 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 | 4-4.5k yen | Level | 24㎡ | 954Robust | Unavailable | Unavailable | 11Too few |
| 1K | 100-120k yen | 4-4.5k yen | +4% | 26㎡ | 3,107Robust | Unavailable | Unavailable | 16Too few |
| 1DK | 120-140k yen | 4.5-5k yen | +7% | 28㎡ | 1,107Robust | 30-40M yen | 900k-1M yen | 27Thin |
| 1LDK | 160-180k yen | 4-4.5k yen | Level | 41㎡ | 2,531Robust | 50-60M yen | 1.2-1.4M yen | 232Robust |
| 2DK | 160-180k yen | 3.6-4k yen | +36% | 41㎡ | 385Robust | 30-40M yen | 800-900k yen | 44Thin |
| 2LDK | 200-250k yen | 4.5-5k yen | +8% | 50㎡ | 1,049Robust | 60-70M yen | 1.1-1.2M yen | 290Robust |
| 3LDK | 250-300k yen | 4.5-5k yen | +20% | 70㎡ | 185Indicative | 70-80M yen | 1.2-1.4M yen | 224Robust |
| 4LDK | Unavailable | Unavailable | null% | Unavailable | 11Too few | Unavailable | Unavailable | 16Too few |
Sumida Ward and its neighbours
Sumida Ward against the 7 wards that share its boundary. "vs Sumida 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 Sumida Ward | Rent rank | Asking/m² |
|---|---|---|---|---|---|
| Sumida Ward | 4-4.5k yen | 160-180k yen | Base | 11 | 1.1-1.2M yen |
| Chuo Ward | 5-6k yen | 200-250k yen | +16% | 4 | 2M+ yen |
| Taito Ward | 4.5-5k yen | 160-180k yen | +4% | 9 | 1.4-1.6M yen |
| Koto Ward | 4.5-5k yen | 160-180k yen | +4% | 10 | 1.4-1.6M yen |
| Arakawa Ward | 3.6-4k yen | 140-160k yen | -12% | 15 | 1-1.1M yen |
| Katsushika Ward | 3-3.3k yen | 100-120k yen | -26% | 21 | 700-800k yen |
| Adachi Ward | 3-3.3k yen | 120-140k yen | -27% | 22 | 700-800k yen |
| Edogawa Ward | 3-3.3k yen | 120-140k yen | -32% | 23 | 700-800k yen |
| All 23 wards | 4-4.5k yen | 160-180k yen | -5% | 1.4-1.6M yen |
The spread inside Sumida Ward
Across the 26 towns with at least 30 listings, rent per m² in the most expensive band is about 1.7 times that of the cheapest band.
Highest band5-6k yen
- KinshiKinshicho
- KotobashiKinshicho
- TaiheiKinshicho
- YokokawaOshiage 'SKYTREE'
- AzumabashiHonjo-azumabashi
- ChitoseMorishita
Lowest band3-3.3k yen
- Higashi SumidaOmurai
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 Sumida 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 | Sumida 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). | 8 days | 15 days |
| Share cut in priceShare of delisted units whose final asking price was below the first. | 16.2% | 18.1% |
| Long-listed shareShare of current listings that have been on the market since observation began. Higher means more unsold stock. | 4.5% | 7.9% |
| Delisted / newUnits delisted divided by new listings in the period. Above 1 means stock is shrinking. | 0.9 | 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 Sumida 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 | Ekōin Temple | Landmark | 4.2 |
Parks and green space
About 6.1% of Sumida Ward is parks and gardens (from OpenStreetMap park data), shown in green on the map above.
- Higashi-Shirahige Park
- Sumida Kinshi Park
- Ōyokogawa Shinsui Park
- Yokoamicho Park
- Former Yasuda Gardens
- Oshikari Park
- Mukojima Hyakkaen Gardens
- Midoricho Park
Rail access
The ward has around 13 rail stations, served by these lines.
- Keisei Oshiage Line
- Sōbu Line
- Sobu Main Line
- Toei Shinjuku Line
- Toei Asakusa Line
- Toei Oedo Line
- Tokyo Metro Hanzomon Line
- Tobu Isesaki Line
- Tobu Kameido Line
Town-level data for Sumida 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 |
|---|---|---|---|---|
| Kinshi | 5-6k yen | 1.6-1.8M yen | 79 | Kinshicho | 182 m |
| Narihira | 4.5-5k yen | 800-900k yen | 76 | Oshiage 'SKYTREE' | 259 m |
| Kotobashi | 5-6k yen | 900k-1M yen | 76 | Kinshicho | 429 m |
| Taihei | ||||
| Oshiage | ||||
| Yokoami | ||||
| Kikukawa | ||||
| Yokokawa | ||||
| Ryōgoku | ||||
| Tatekawa | ||||
| Azumabashi | ||||
| Higashi-Komagata | ||||
| Kamezawa | ||||
| Kyojima | ||||
| Mukōjima | ||||
| Chitose | ||||
| Honjo | ||||
| Midori | ||||
| Higashi-Mukojima | ||||
| Ishiwara | ||||
| Bunka | ||||
| Yahiro | ||||
| Sumida | ||||
| Tachibana | ||||
| Tsutsumidōri | ||||
| Higashi Sumida |
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 Sumida Ward that removed 87 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.