Itabashi板橋区

People first. About 580,000 people live here — 9th largest of 48. Compared with the 48, what stands out is the low share of owner-occupied (41.1% vs a median of 46.9%). The table adds the range across census tracts.

Next, what gets built. Residential-only zoning — the designation that keeps shops, offices and workshops from going up next door — covers 40% of the zoned land here, against a median of 39% across the 48. Homes are built in commercial and industrial-type zones too, so this is not a measure of how much housing there is — it says what can be built beside you.

A 70 m² home here, levelled to 20 years old and today's prices, costs ¥74M — mid-range (what actually sold: median 30 m², 18 years old). The same figure runs ¥45M–¥93M across towns, so one number cannot decide it — the next section has the town-by-town table.

What comes up for sale is 43% 2LDK+ and 48% studio/1K — the mix of homes traded, not of who lives here (the median 2LDK+ share across the 48 is 62%). Homes sold here have a median age of 18 years (median of the 48: 23 years).

Renting? The going rates are about ¥98K/mo for a studio/1K, ¥162K/mo for a 1LDK and ¥223K/mo for a 2LDK (2LDK is mid-range) — model estimates of asking rents derived from the town's sale prices.

Price and the headline rate are medians levelled to 70 m², 20 years old and the latest quarter; size is the median of what actually sold — a different yardstick, so price ÷ size is not the rate.

Of the 55 towns with a median, the priciest — Minamichō — runs about ¥1.33M/m², roughly 2.1× the cheapest, Daimon at ¥639K/m². A single ward-wide figure hides that.

“Sample” counts all resale trades in the town (every layout). The price column is the market price levelled to the latest quarter, 20 years old and 70 m². 2 more towns had trades but fewer than four, so they have no median and do not appear here (57 towns had trades in total). A small number means the figure is a rough indication. On narrow screens the “Age” column is hidden.

44% of the ward's inhabited land sits inside an assumed river-flood area.

Storm surge is a separate assessment: 17% of that same land sits inside an assumed storm-surge area. River flooding and storm surge are different hazards with different maps, so check both for a specific address.

Taking flood and storm surge together, the assumed depth over that land is 3m or more for 26% (deep enough to reach a second floor), 0.5–3m for 9% (a first floor), and under 0.5m for 9%.

These maps cover river flooding and storm surge. They do not cover inland flooding — when drains and sewers cannot keep up with intense rain. Water pooling in low spots and underground floors happens outside the assumed areas too.

Median elevation is 22.8m, and 22% of it is on a steep slope (5% grade or more) — hillier than most of the 48.

Ground: 4.9% of that land falls in the two most liquefaction-prone of the five bands — mid-range for the 48, and a further 34% falls in the next band down ("somewhat prone"). Liquefaction damages roads and buried utilities more than it topples buildings, so the risk shows up as how long water, gas and sewerage take to come back.

This is the assumed maximum scale — how deep water could get. Always check the official hazard map for your exact address.

Residential street crime in the ward runs at 36 incidents per km² of land a year — 39th lowest of 48. Across its neighbourhoods it runs 6–82 (middle 80%), a wider spread than the gap between municipalities.

Over 90% of this figure is bicycle theft (94% in Tokyo, 93% in the neighbouring prefectures); the rest is theft from vehicles. Snatching runs to about 420 cases a year in all of Tokyo. So it is closer to “how easily bikes get stolen here” than to violent crime.

Rates run higher around stations and busy streets, where many of the bikes belong to people passing through. It also varies between neighbourhoods inside one ward, so check the map at town level.

The nearest hub differs by location (Shinjuku 71% · Tokyo 29%): a median of 31 minutes door-to-door, ranging from 19 to 50 minutes depending on where in the ward you are. The nearest station is 490m away at the median (straight-line). The table below lists station-level prices, ordered by number of trades — top 8 of the 24 with data; the rest can be expanded below it.

Across all 48 municipalities, the median distance to shops, clinics, schools, nurseries and parks falls between roughly 1 and 8 minutes on foot (straight-line distance at 80 m/min). It barely varies between areas, so it is no way to choose one; within any single area it varies a lot, so check the specific address.

Prices first: over the past decade, town medians here rose +5.3% a year — high for the 48 (computed for 49 of 55 towns). Past growth is no guarantee of future prices.

Redevelopment districts — where the city government intends to encourage redevelopment — number 9 here: 船渡四丁目南地区, 上板橋駅南口駅前, 成増駅北口, 大山町ピッコロ・スクエア周辺地区 and 5 more.

Looking ahead, the typical block here is projected at +1.9% population by 2050 vs 2020 — roughly flat of the 48 (median across the ward's reference points, reading the 250m-grid projection; not a ward-total forecast).

Figures are aggregated by this app from public data: National Land Numerical Information, the Real Estate Library and City Planning Decision GIS data (MLIT), Kasaneru Hazard Map and elevation tiles (GSI), Census small areas (MIC), recognised offences (MPD / prefectural police), City Planning Decision GIS (Tokyo Metropolitan Government), and © OpenStreetMap contributors (ODbL) for shops, parks and other facilities. Processed by SUMIMAE — not published by those agencies. Reference information only; confirm on-site and against the originals.

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