Suginami

Ward overview

Ward overview: A west-of-city residential ward containing 荻窪, 高円寺, 阿佐ケ谷, 西荻窪, and 永福町/浜田山. 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: Ogikubo・Asagaya・Koenji・Nishi-Ogikubo・Eifukucho・Hamadayama / JR, Marunouchi, Keio Inokashira, Seibu lines. Even within the same ward, rent and liquidity differ according to express stops, originating (first) trains, number of transfers, and distance to ticket gates.

Commercial and residential areas

Commercial/residential areas: Stations on the Chuo Line feature shopping streets; Ogikubo is a hub; Hamadayama and Eifukucho are low-rise residential areas. Proximity to commercial zones offers high convenience but check noise, pedestrian flows, and mixed uses; in residential areas check sunlight, road width, and shopping circulation/flow.

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 and internal flooding of the Zenpukuji, Kanda and Myoshoji rivers, and fires in densely built wooden areas. 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

105.70 JPY 10,000/m²

Condominium transaction rent (approx.)

3,537 JPY/m²/month

Indicative gross yield (approx.)

4.02%

Sale transactions

879

Rental transactions

4,345

Average sale area

54.91 m²

Average rental area

30.97 m²

Average sale age

29.82 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.