Edogawa

Ward overview

Ward overview: The easternmost residential area centered on Koiwa, Kasai, Nishi‑Kasai, Funabori, Ichinoe and Hirai. For both end‑user demand and investment, station distance, unit type, building age and management condition should be evaluated separately.

Geography and transport

Geography and transport: Within a ward there are topographical differences such as plateaus, lowlands and waterfront areas. Beyond commuting convenience, verify on site slopes, arterial roads, bridges and movement/evacuation routes in case of disasters.

Key stations and lines

Major stations / lines Koiwa・Hirai・Kasai・Nishi-Kasai・Funabori・Ichinoe・Mizue／JR, Tozai Line, Toei Shinjuku Line, Keisei Line. Even within the same ward, rents and liquidity vary depending on whether express trains stop, whether a station is a line's starting station, the number of transfers, and the distance to the ticket gates.

Commercial and residential areas

Commercial / residential areas: Koiwa is undergoing redevelopment; Kasai and Nishi-Kasai are family housing areas; Funabori and surrounding areas are daily-life catchment. Proximity to commercial areas offers high convenience, but check noise, pedestrian flow, and mixed uses; in residential areas check sunlight, road width, and shopping access routes.

Investment-property considerations

Investment-property considerations: Calculate net cash flow using not only the current rent but comparable transactions in the same building and size band, vacancy periods, management fees, repair reserve fund, taxes, insurance, leasing/marketing costs and restore-to-original costs. At exit, evaluate the pool of potential buyers, financing suitability, seismic performance and the condominium association’s finances.

Residential-property considerations

Residential property considerations: Check commuting and school access, daily shopping, medical services, schools and childcare, parks, noise, sunlight, crime prevention, and continuity of living in a disaster. Do not rely solely on advertised walking minutes; walk the actual route and assess it yourself.

Rental demand and supply

Rental demand and supply trends: Identify major demand segments by station — singles, DINKS, families, students, corporate (business) tenants, and foreign tenants. If there is a large supply of new or recently built units, or competing listings within the same condominium/apartment building, set rents and the listing/lease-up period conservatively.

Management considerations

Management notes: Confirm the management rules, whether renting, minpaku (short-term stays), office use, and pets are permitted; the long-term repair plan; reserve fund balance; arrears; plumbing; fire-safety equipment; keys; waste handling; and availability of foreign-language support. For towers, backup power, water supply, and procedures for elevator outages are also important.

Living, education and healthcare

Living, education and medical environment: Check not only the presence of commercial facilities, supermarkets, schools, childcare, hospitals and parks, but also walking routes, opening hours and acceptance/eligibility conditions. Administrative systems are updated annually, so reconfirm with the ward’s official information.

Hazard and official information

Hazard and administrative information. Key items to check are flooding of the Edogawa, Arakawa and former Edogawa, storm surge, internal flooding, liquefaction, and long-duration inundation. For each hazard type (flooding, internal flooding, storm surge, liquefaction, landslide/soil disaster), cross-check official maps at the district block and building-unit level.

Transaction price, rent and indicative yield

FY2025 · April 2025–March 2026

Resale condominium transaction price

72.05 JPY 10,000/m²

Condominium transaction rent (approx.)

2,667 JPY/m²/month

Indicative gross yield (approx.)

4.44%

Sale transactions

691

Rental transactions

3,301

Average sale area

68.14 m²

Average rental area

39.21 m²

Average sale age

24.64 years

Yield is an approximate comparison metric: each ward’s rent per m² × 12 ÷ sale price per m². It is neither matched-property performance nor the average of individual property yields.

Vacancy, management, repairs, taxes, insurance, debt service and transaction costs are excluded. Age, size and station-distance mixes differ: a higher figure alone is not an investment recommendation.