Sumida, Tokyo — Residential Cap Rates & Price per Sqm
29 transactions from J-REIT timely disclosures｜Last updated: November 1, 2026 (refreshed weekly)
Transactions
29
Median deal cap rate (last 12 months)
3.50%
Deal cap rate range (last 3 years)
3.10–3.70%
Avg. price (all time)
¥1.73bn
Properties appraised
67
Median appraisal cap rate
3.50%
Appraisal cap rate range
3.1–4.3%
Period ends
2025/10–2026/07
Cap rates at transaction
From acquisition/disposition notices, as of each deal (dates vary by deal)
6 Residential transactions in Sumida, Tokyo were disclosed in the last 12 months, with a median cap rate of 3.50%. That is 40bps higher than a year earlier.
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)(1 scheduled, excluded from statistics)
| Source | |||||
|---|---|---|---|---|---|
| 2027.04Scheduled | HF Oshiage Residence II | ¥0.89bn | 3.30% | 2026 · 0 yrs | REIT-IR ↗ |
| 2026.07 | Prime Maison Kinshicho | ¥4.27bn | 3.30% | 2025 · 1 yrs | REIT-IR ↗ |
| 2026.05 | Grand Casa Hikifune II | ¥3.12bn | 3.50% | 2025 · 1 yrs | REIT-IR ↗ |
| 2026.04 | Park Axis Oshiage Residence | ¥1.77bn | 3.50% | 2018 · 8 yrs | REIT-IR ↗ |
| 2026.01 | THE PALMS Kinshicho | ¥1.70bn | 3.50% | 2023 · 2 yrs | REIT-IR ↗ |
| 2025.12 | Park Cube Kinshicho | ¥1.31bn | — | 2020 · 6 yrs | REIT-IR ↗ |
| 2025.12 | HF Oshiage Residence | ¥2.14bn | 3.30% | — | REIT-IR ↗ |
| 2025.08 | HF Hikifune Residence EAST | ¥0.97bn | 3.10% | 2021 · 5 yrs | REIT-IR ↗ |
| 2025.05 | HF Ryogoku Residence EAST | ¥0.88bn | 3.10% | — | REIT-IR ↗ |
| 2024.12 | Oshiage Park Square | ¥2.16bn | 3.50% | 1991 · 35 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)
Sumida · Residential: 67 properties · period ends 2025/10–2026/07 · median 3.50% (3.1%–4.3%)
Number of properties per 0.1% cap rate band. The dark bar is the band containing the median.
Click a heading to sort
| Source | ||||
|---|---|---|---|---|
| コンフォリア両国トロワComforia Residential REIT, Inc. | 3.2% | ±0 | 2026/07 | Filing ↗ |
| レジディア錦糸町Advance Residence Investment Corporation | 3.3% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア押上Comforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア錦糸町Comforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア本所吾妻橋Comforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア両国DEUXComforia Residential REIT, Inc. | 3.4% | ±0 | 2026/07 | Filing ↗ |
| レジディア錦糸町IIAdvance Residence Investment Corporation | 3.4% | ±0 | 2026/07 | Filing ↗ |
| レジディア両国Advance Residence Investment Corporation | 3.4% | ±0 | 2026/07 | Filing ↗ |
| コンフォリア両国石原Comforia Residential REIT, Inc. | 3.5% | ±0 | 2026/07 | Filing ↗ |
| レジディア浅草吾妻橋Advance Residence Investment Corporation | 3.5% | ±0 | 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 Sumida · Residential as a list →
FAQ
What is the average Residential cap rate in Sumida, Tokyo?
The median cap rate across 6 J-REIT disclosed transactions in the last 12 months is 3.50% (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.