Nerima, Tokyo — Residential Cap Rates & Price per Sqm
10 transactions from J-REIT timely disclosures｜Last updated: November 1, 2026 (refreshed weekly)
Transactions
10
Median deal cap rate (last 12 months)
3.90%
Deal cap rate range (last 3 years)
3.30–4.90%
Avg. price (all time)
¥1.62bn
Properties appraised
14
Median appraisal cap rate
3.60%
Appraisal cap rate range
3.3–4.1%
Period ends
2026/02–2026/07
Cap rates at transaction
From acquisition/disposition notices, as of each deal (dates vary by deal)
3 Residential transactions in Nerima, Tokyo were disclosed in the last 12 months, with a median cap rate of 3.90%.
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 (10)
| Source | |||||
|---|---|---|---|---|---|
| 2026.09 | Nerima Yahara Care Park Soyokaze | ¥1.48bn | 4.10% | 2023 · 3 yrs | REIT-IR ↗ |
| 2026.05 | Airano Mori Shakujii Koen | ¥2.32bn | 3.90% | — | REIT-IR ↗ |
| 2025.12 | HF Shimoakatsuka Residence | ¥1.60bn | 3.30% | 2021 · 5 yrs | REIT-IR ↗ |
| 2025.09 | Maison Eclaire Ekoda | ¥1.17bn | 4.10% | 1993 · 33 yrs | REIT-IR ↗ |
| 2024.06 | Proceed Oizumi-Gakuen | ¥0.28bn | 4.90% | 1991 · 34 yrs | REIT-IR ↗ |
| 2024.06 | Irise Nerima Hikarigaoka | ¥1.35bn | 3.70% | 1983 · 43 yrs | REIT-IR ↗ |
| 2023.03 | Sonare Shakujii | ¥2.40bn | 3.80% | 2018 · 8 yrs | REIT-IR ↗ |
| 2021.08 | Esty Maison Oizumi-gakuen | ¥0.93bn | 4.00% | 2007 · 19 yrs | REIT-IR ↗ |
| 2021.02 | KDX Residence Kami-Shakujii II | ¥3.09bn | 4.00% | 2020 · 6 yrs | REIT-IR ↗ |
| 2020.06 | Comforia Narimasu | ¥1.55bn | — | 2020 · 6 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)
Nerima · Residential: 14 properties · period ends 2026/02–2026/07 · median 3.60% (3.3%–4.1%)
Number of properties per 0.1% cap rate band. The dark bar is the band containing the median.
Click a heading to sort
| Source | ||||
|---|---|---|---|---|
| レジディア中村橋Advance Residence Investment Corporation | 3.5% | ±0 | 2026/07 | Filing ↗ |
| Comforia NarimasuComforia Residential REIT, Inc. | 3.6% | ±0 | 2026/07 | Filing ↗ |
| レジディア練馬Advance Residence Investment Corporation | 3.6% | ±0 | 2026/07 | Filing ↗ |
| HF Shimoakatsuka ResidenceHeiwa Real Estate REIT, Inc. | 3.3% | – | 2026/05 | Filing ↗ |
| HF練馬レジデンスHeiwa Real Estate REIT, Inc. | 3.6% | -10 | 2026/05 | Filing ↗ |
| HF上石神井レジデンスHeiwa Real Estate REIT, Inc. | 3.9% | ±0 | 2026/05 | Filing ↗ |
| KDXレジデンス上石神井KDX Realty Investment Corporation | 3.6% | ±0 | 2026/04 | Filing ↗ |
| KDX Residence Kami-Shakujii IIKDX Realty Investment Corporation | 3.6% | ±0 | 2026/04 | Filing ↗ |
| Jパレス桜台Tosei REIT Investment Corporation | 3.8% | ±0 | 2026/04 | Filing ↗ |
| ツイン・アベニューTosei REIT Investment Corporation | 4.1% | ±0 | 2026/04 | 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 Nerima · Residential as a list →
FAQ
What is the average Residential cap rate in Nerima, Tokyo?
The median cap rate across 3 J-REIT disclosed transactions in the last 12 months is 3.90% (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.