Kōtō江東区

People first. About 520,000 people live here — 10th largest of 48. Compared with the 48, what stands out is the high share of apartments (85.7% vs a median of 72.4%) and the high share of international residents (5.5% vs a median of 3.1%). 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 4% 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. Industrial-type zoning covers 70%, including zones where factories and warehouses can stand beside homes — how quiet a street is varies block by block.

Just under half the ward's zoned land (48%) is quasi-industrial — a designation left over from its factory era that still permits small workshops beside housing. On the waterfront, large former factory plots turned into towers all at once; inland, neighbourhoods like Kameido, Ōjima and Tōyō kept their mix of homes and small workshops. The wide gap in price within one ward tracks that split — which towns made the switch and which did not.

A typical resale trade (2LDK+) here is 65m² at ¥65M — high for the 48. The same figure runs ¥41M–¥120M across towns, so one number cannot decide it — the next section has the town-by-town table.

What comes up for sale is 55% 2LDK+ and 36% studio/1K — the mix of homes traded, not of who lives here (the median 2LDK+ share across the 48 is 63%). Homes sold here have a median age of 20 years (median of the 48: 24 years).

Renting? The going rates are about ¥114K/mo for a studio/1K, ¥192K/mo for a 1LDK and ¥269K/mo for a 2LDK (2LDK is high for the 48) — model estimates of asking rents derived from the town's sale prices.

Size, price and the headline rate are each their own median — taken across different trades, so the division will not match exactly. 2LDK+ has fewer than four trades in 7 of 40 towns, so the median of all layouts stands in there.

Of the 40 towns with a median, the priciest — Toyosu — runs about ¥1.67M/m², roughly 2.6× the cheapest, Higashisuna at ¥650K/m². A single ward-wide figure hides that.

“Sample” counts all resale trades in the town (every layout). The price column is the median of 2LDK+ trades, but in 7 towns with fewer than four such trades we fall back to the median of all layouts. 1 more town had trades but fewer than four, so they have no median and do not appear here (41 towns had trades in total). A small number means the figure is a rough indication. On narrow screens the “Age” column is hidden.

73% of the ward's inhabited land sits inside an assumed river-flood area.

Storm surge is a separate assessment: 80% 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 42% (deep enough to reach a second floor), 0.5–3m for 31% (a first floor), and under 0.5m for 10%.

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 0.9m, and 5.0% of it is on a steep slope (5% grade or more) — flatter than most of the 48. 33% of it sits below sea level. It is protected by levees and pumping, but it cannot drain by gravity, so water stays longer once it gets in.

Ground: 98% of that land falls in the two most liquefaction-prone of the five bands — more susceptible than most of the 48, and a further 0.9% 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 30 incidents per km² of land a year — 36th lowest of 48. Across its neighbourhoods it runs 0–88 (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.

Tokyo is the nearest hub: a median of 25 minutes door-to-door, ranging from 12 to 38 minutes depending on where in the ward you are. The nearest station is 497m away at the median (straight-line). The table below lists station-level prices, ordered by number of trades — top 8 of the 20 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 +6.0% a year — high for the 48 (computed for 37 of 40 towns). Past growth is no guarantee of future prices.

Redevelopment districts — where the city government intends to encourage redevelopment — number 13 here: 臨海副都心有明北地区, 臨海副都心有明南地区, 豊洲地区, 臨海副都心青海地区 and 9 more.

Looking ahead, the typical block here is projected at +13.4% population by 2050 vs 2020 — on the growing side of the 48 (median across the ward's survey points, reading the 250m-grid projection; not a ward-total forecast).

Sources: Kōtō (Japanese Wikipedia) / Fukagawa (Japanese Wikipedia) / Toyosu (Japanese Wikipedia) / Jōtō ward (Japanese Wikipedia) / Tomioka Hachiman-gū (Japanese Wikipedia) / Kameido Tenjin (Japanese Wikipedia) / History of Kiba & the timber guild (Tokyo Timber Wholesalers' Co-op)

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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