Koto, Tokyo — Residential Cap Rates & Price per Sqm
30 transactions from J-REIT timely disclosures｜Last updated: November 1, 2026 (refreshed weekly)
Transactions
30
Median deal cap rate (last 12 months)
3.30%
Deal cap rate range (last 3 years)
3.10–3.50%
Avg. price (all time)
¥2.30bn
Properties appraised
83
Median appraisal cap rate
3.50%
Appraisal cap rate range
3.1–4.9%
Period ends
2025/08–2026/07
Cap rates at transaction
From acquisition/disposition notices, as of each deal (dates vary by deal)
6 Residential transactions in Koto, Tokyo were disclosed in the last 12 months, with a median cap rate of 3.30%.
Transaction cap rate trend (each deal + quarterly median)
Last 5 years. Grey dots are individual deals; the red line is the quarterly median. The segment into the quarter in progress (deals so far) is dashed. Use the number of dots to spot quarters with few deals. Calculated from cap rates disclosed in acquisition/disposition notices (appraisal NOI yield at the time of each deal). These differ from periodic appraisals (current valuations), shown separately below. See the table below for individual sources.
All transactions (30)
| Source | |||||
|---|---|---|---|---|---|
| 2026.08 | Residia Kameido II | ¥1.16bn | 3.40% | 2019 · 7 yrs | REIT-IR ↗ |
| 2026.03 | Grand Casa Sumiyoshi II | ¥1.44bn | 3.30% | 2026 · 0 yrs | REIT-IR ↗ |
| 2026.03 | Comforia Kiba Park | ¥1.46bn | — | — | REIT-IR ↗ |
| 2026.03 | Proud Flat Kiyosumi-Shirakawa | ¥5.83bn | 3.30% | 2024 · 2 yrs | REIT-IR ↗ |
| 2026.02 | Prime Maison Kiyosumi Riverfront | ¥1.61bn | 3.20% | — | REIT-IR ↗ |
| 2026.02 | Prime Maison Kiyosumi-Shirakawa | ¥3.20bn | 3.30% | 2023 · 3 yrs | REIT-IR ↗ |
| 2025.03 | Residia Minami-Sunamachi | ¥0.71bn | 3.50% | 2007 · 19 yrs | REIT-IR ↗ |
| 2024.09 | Luxena Kinshicho | ¥0.99bn | 3.20% | 2022 · 4 yrs | REIT-IR ↗ |
| 2024.08 | Prime Maison Morishita West | ¥8.20bn | 3.50% | — | REIT-IR ↗ |
| 2024.03 | Prime Maison Monzen-Nakacho | ¥3.20bn | 3.40% | 2021 · 5 yrs | REIT-IR ↗ |
Periodic appraisals (current valuations)
Each property’s latest period-end appraisal. Aligned in time, so current levels can be compared
Periodic appraisals (period-end valuations)
Koto · Residential: 83 properties · period ends 2025/08–2026/07 · median 3.50% (3.1%–4.9%)
Number of properties per 0.1% cap rate band. The dark bar is the band containing the median.
Click a heading to sort
| Source | ||||
|---|---|---|---|---|
| コンフォリア清澄白河トロワComforia Residential REIT, Inc. | 3.3% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア豊洲Comforia Residential REIT, Inc. | 3.3% | ±0 | 2026/07 | Filing ↗ |
| Comforia Kiba Shinsui ParkComforia Residential REIT, Inc. | 3.3% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア門前仲町Comforia Residential REIT, Inc. | 3.3% | ±0 | 2026/07 | Filing ↗ |
| レジディア亀戸Advance Residence Investment Corporation | 3.3% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア森下Comforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア清澄白河サウスComforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| Comforia Monzen-Nakacho SouthComforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| レジディア木場Advance Residence Investment Corporation | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア錦糸町DEUXComforia Residential REIT, Inc. | 3.5% | +10 | 2026/07 | Filing ↗ |
Direct capitalization rates from each property’s latest period-end appraisal, for properties of the same use in the same city/ward (period ends within the last year; from J-REIT annual securities reports and results materials). These differ from acquisition cap rates (chart and deal list above) and compare current valuations regardless of deal timing. Values for the same property can differ by appraiser or ownership share. Reference information only, not a recommendation.
See appraisals in Koto · Residential as a list →
FAQ
What is the average Residential cap rate in Koto, Tokyo?
The median cap rate across 6 J-REIT disclosed transactions in the last 12 months is 3.30% (as of November 1, 2026, appraisal NOI yield basis).
What is the data source?
Timely-disclosure PDFs published on each J-REIT official IR page. Every record links to its source.