1LDK · 41.2 m² · Tsukishima (Chuo)
Asking ¥77.0M · 3 years old · 6 min walk · report of 30 Oct 2026
1. Price against what is for sale today
| This unit, price per m² | ¥1,868,689 |
| Comparable listings, median per m² | ¥2,161,357 |
| Share of comparables cheaper than this unit | 25% |
| Comparable listings used | 32 |
Comparables: same station and layout, size ±25%, age ±5 yrs. Recorded sale prices (2023 onward) for similar units average ¥72.5M; they lag today's market and are shown as a floor, not a target.
2. The rent it can realistically earn
| Median rent incl. management fee | ¥246,000 / month |
| Typical range (middle half) | ¥231,250 to ¥261,000 |
| Rental comparables used | 98 |
| Monthly GRM: this unit vs comparable listings | 313 vs 362 |
Rental comparables: same station and layout, size ±25%, age ±5 yrs. GRM = price ÷ monthly rent. Tokyo benchmarks: under 144 excellent, 144 to 192 good, 192 to 264 normal. Net yield assumes 5% vacancy, 5% management, ¥450/m²/month owner charges and 0.9% property tax. At the target price, net yield would be 2.27%.
3. Red flags
- No structural red flag Seismic standard, walk time, age and size are all within normal range. Still check the items below.
4. Tsukishima station: which layout earns the most
| Layout | Median price | Median rent | GRM | Gross | Sales / rents |
|---|---|---|---|---|---|
| 1LDK | ¥96.5M | ¥240,000 | 346 | 3.47% | 85 / 260 |
| 3LDK | ¥181.0M | ¥470,000 | 361 | 3.32% | 184 / 69 |
| 2LDK | ¥154.8M | ¥395,000 | 387 | 3.10% | 170 / 176 |
GRM computed per m² (median sale price per m² ÷ median rent per m²), so size differences between the two samples do not distort it. Lowest GRM first.
5. Questions to send the agent
Copy the Japanese column into your email: agents answer faster in Japanese.
| What is the monthly repair reserve fund, and when was it last raised? | 修繕積立金は月額いくらですか。最後に値上げされたのはいつですか。 |
| When is the next large-scale repair, and is a special levy planned? | 次の大規模修繕はいつ予定されていますか。一時金の徴収予定はありますか。 |
| What is the building's repair fund balance and are there arrears? | 管理組合の修繕積立金の残高と、滞納の有無を教えてください。 |
| Is the unit vacant or tenanted? If tenanted, what are the rent and lease end date? | 現在は空室ですか、賃貸中ですか。賃貸中の場合、賃料と契約期間を教えてください。 |
| Can I see the important matters report (重要事項調査報告書) before the offer? | 購入申込の前に重要事項調査報告書を確認できますか。 |
| How long has it been listed, and has the price changed? | 売り出してからどのくらい経ちますか。価格の変更はありましたか。 |
Data: 32 sale and 98 rental listings from Tokyo Insights' weekly scrape of the major Japanese portals, plus recorded transactions. This report is an independent data analysis, not brokerage or a guarantee of future returns.