Edogawa Ward resale condo prices (actual sale prices)

Edogawa Ward resale condos: key facts from the data

• Its price per m² is the 21st highest of the 23 wards; normalized to 70 m², that is about ¥45.7M (about ¥73.0M for the 23 wards overall).
• The most common layout sold is 3LDK, at 56% of sales. The median floor area is 70 m² and the median building age is 24 years.
• Prices vary within the ward: among neighborhoods with 20+ sales, 南小岩 has the highest price per m² (¥1.04M) and 中央 the lowest (¥0.45M).
• 16% of homes sold were built in 1981 or earlier (likely old earthquake standard), and their price per m² is 36% lower than newer buildings.
• Compared with the 12 months before the rate hikes, its price per m² changed +8.9%, the 18th largest rise of the 23 wards.

Calculated from government data on resale condos sold in Apr 2025–Mar 2026. The data only records the year built, so some buildings completed in 1982–1983 may also follow the old standard.

Edogawa Ward price per m²: ¥0.65M in the last 12 months (+8.9% vs. before the rate hikes)

Median price per m² of resale condos sold (¥ million per m²), Jan–Mar 2021 to Jan–Mar 2026, with Bank of Japan rate hikes marked

The median age of the buildings sold changed from 21 years a year earlier to 24 years. When the share of older or larger homes changes, the median moves even if the market does not, so check the table by building age below as well.

Sale prices by building age

112 homes built in 1981 or earlier (likely old earthquake standard) sold at a median of ¥0.46M per m² (¥0.71M for buildings from 1982 on). Old-standard homes may not qualify for some mortgages or the mortgage tax deduction, so check before buying.

Sale prices by nearest station

Stations are the nearest stations recorded in the government data. Near ward boundaries, stations in other wards are included. “Price for 70 m²” is the price per m² × 70, to compare stations where homes differ in size.

Sale prices by neighborhood

Neighborhood names are the district names in the government data (without chōme numbers), shown in Japanese. Neighborhoods with fewer than 20 sales are not shown.

What income do you need to buy in Edogawa Ward? Estimated monthly costs

To buy a median-priced 3LDK in Edogawa Ward at ¥50.0M (75 m², 19 years old) while keeping mortgage payments within 25% of income, you would need a household income of about ¥6.8M. The mortgage payment is ¥141,360 a month; adding estimates for the management fee and repair reserve fund brings your monthly costs to ¥171,763. The repair reserve fund is often raised after you buy. If it doubles by year 11, your monthly costs become ¥190,663 (+¥18,900) (calculate with increases).

Monthly costs are the mortgage payment plus estimates for the management fee and repair reserve fund. The mortgage assumes you borrow the price plus purchase costs (7% of the price) minus a down payment of 10%, repaid over 35 years at today’s variable rate (1.195%). Income needed is the income at which mortgage payments equal 25% of income (not including the management fee or reserve fund). The management fee is the national average (¥11,503), and the repair reserve fund is the government guideline for a mid-sized condo building (rate × floor area). Layouts include units with a storage room (+S).

How much do monthly payments rise when interest rates go up?

If you buy a median-priced home in Edogawa Ward (¥47.0M) and borrow ¥45.6M over 35 years, the monthly payment at today’s variable rate (1.195%) is ¥132,879. If the variable rate rises 0.5%, the payment goes up by ¥11,106 a month. With a fixed rate (Flat 35, 3.460%), you would pay ¥187,364 a month from the start, unchanged until the loan is repaid.

Actual rates depend on whether you choose a variable or fixed rate, the lender, and the result of the lender’s review. The current variable rate is MUFG Bank’s mortgage rate (as of Sep 1, 2026), and the fixed rate is the most common Flat 35 rate (Sep 2026). Both default rates come from loans that generally require Japanese nationality or permanent residency; see the buying guide.

See when and by how much payments rise for this loan if the variable rate goes up (5-year and 125% rules)

Housing support programs in Edogawa Ward

• Renovation loan referral with interest aid: Loan amount: up to ¥5 million (within 80% of the construction estimate; ¥100,000 to ¥5 million, in units of…

See conditions, amounts and links to the official pages (including national and Tokyo programs)

Check disaster risks and school districts on official maps

Homes at similar prices can differ in flood or earthquake risk and in which school your children would attend. Check the address of a home you are considering on the official maps.

• Edogawa Ward hazard map (official ward page, in Japanese): areas at risk of flooding.
• Multi-hazard map (Geospatial Information Authority of Japan): enter an address to overlay flood, landslide and storm surge risks (in Japanese).
• Earthquake risk by district (Tokyo Metropolitan Government): five-level ratings for building collapse and fire spread risk by district (in Japanese).
• Real Estate Information Library (MLIT): overlay school districts, hazards and population projections on price information (in Japanese).
• Edogawa Ward school districts (official ward page, in Japanese).

Wards with similar prices

These wards have a price normalized to 70 m² (price per m² × 70) close to Edogawa Ward (¥45.7M), so you can compare other areas with a similar budget.

• Katsushika Ward¥42.0M for 70 m² (−¥3.7M vs. Edogawa)Median sold: ¥38.0M, 65 m², 24 yrs old
• Nerima Ward¥50.4M for 70 m² (+¥4.7M vs. Edogawa)Median sold: ¥44.0M, 65 m², 27 yrs old
• Itabashi Ward¥50.9M for 70 m² (+¥5.2M vs. Edogawa)Median sold: ¥40.0M, 60 m², 26 yrs old
• Adachi Ward¥39.7M for 70 m² (−¥6.0M vs. Edogawa)Median sold: ¥35.0M, 65 m², 24 yrs old