Minato

Ward overview

Ward overview: Business/commercial areas such as Akasaka, Roppongi, and Toranomon, and international central districts including Azabu, Shirokane, Takanawa, Shibaura, and Konan. For both owner-occupier demand and investment, evaluate separately by distance to station, dwelling type, building age, and management condition.

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 Shinagawa・Shimbashi・Hamamatsucho・Tamachi・Roppongi・Akasaka・Azabu-Juban／JR, Tokyo Metro, Toei, Yurikamome, monorail. 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 area: Toranomon and Shinbashi are business districts; Roppongi and Aoyama are commercial; Azabu, Shirokane and Takanawa are high-end residential; Shibaura and Konan are bayfront residential. Proximity to commercial areas increases convenience, but check for noise, pedestrian flows 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 bay-area storm surge and liquefaction, inundation along Furukawa, edges of plateaus, and power-outage countermeasures for super-tall buildings. 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

259.47 JPY 10,000/m²

Condominium transaction rent (approx.)

6,012 JPY/m²/month

Indicative gross yield (approx.)

2.78%

Sale transactions

1,513

Rental transactions

3,203

Average sale area

60.14 m²

Average rental area

40.53 m²

Average sale age

24.69 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.