Shinagawa品川区

People first. About 420,000 people live here — 14th largest of 48. Compared with the 48, what stands out is the low share of couple with children (18.7% vs a median of 24.1%) and the high share of apartments (79.8% vs a median of 72.4%). 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 15% 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 41%, including zones where factories and warehouses can stand beside homes — how quiet a street is varies block by block.

A typical resale trade (2LDK+) here is 60m² at ¥83M — high for the 48. The same figure runs ¥41M–¥160M across towns, so one number cannot decide it — the next section has the town-by-town table.

What comes up for sale is 39% 2LDK+ and 46% 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 21 years (median of the 48: 24 years).

Renting? The going rates are about ¥121K/mo for a studio/1K, ¥206K/mo for a 1LDK and ¥292K/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 1 of 25 towns, so the median of all layouts stands in there.

Of the 25 towns with a median, the priciest — Oosaki — runs about ¥2.17M/m², roughly 3.8× the cheapest, Yashio at ¥571K/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 1 town with fewer than four such trades we fall back to the median of all layouts. A small number means the figure is a rough indication. On narrow screens the “Age” column is hidden.

40% of the ward's inhabited land sits inside an assumed river-flood area.

Storm surge is a separate assessment: 23% 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 1% (deep enough to reach a second floor), 0.5–3m for 22% (a first floor), and under 0.5m for 20%.

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 16.2m, and 27% of it is on a steep slope (5% grade or more) — hillier than most of the 48.

Ground: 13% of that land falls in the two most liquefaction-prone of the five bands — mid-range for the 48, and a further 25% 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. (liquefaction is rated for 245 of those cells, fewer than the flood figures above.)

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 27 incidents per km² of land a year — 30th lowest of 48. Across its neighbourhoods it runs 0–64 (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.

Shinagawa is the nearest hub: a median of 14 minutes door-to-door, ranging from 5 to 24 minutes depending on where in the ward you are. The nearest station is 289m away at the median (straight-line). 1 of the 59 survey points have no station within 1.5km and are excluded from the median and the range above. The table below lists station-level prices, ordered by number of trades — top 8 of the 27 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 +5.1% a year — high for the 48 (computed for 25 of 25 towns). Past growth is no guarantee of future prices.

Redevelopment districts — where the city government intends to encourage redevelopment — number 30 here: 東品川四丁目地区, 臨海副都心青海地区, 大崎駅西口地区, 臨海副都心台場地区 and 26 more.

Looking ahead, the typical block here is projected at +6.5% 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).

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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