Neighborhood Report
Shinagawa 品川区
Tokyo South · 〒140/141/142. Shinagawa Station, Osaki, Gotanda, Tennozu. Shinkansen terminus ward — the best yields in Tokyo's business core plus the Linear Chuo tailwind.
Overall Score
8.3/10
Investment9/10
Connectivity10/10
Livability8/10
Family8/10
Prestige7/10
Value for Money8/10
Investment & Pricing
Price / sqm
¥600,000 – ¥1,250,000
Total Price Range
¥32M – ¥550M
YoY Price Change
+2.7%
Transactions Q1
275
Rental Yield
3.6%–4.8%
Mgmt ¥/sqm/mo
¥260–¥430
Demand
Very High
3-Yr Appreciation Est.
+11%
Schools & Safety
Tokyo Metropolitan Koishikawa (commutable)
Private · Japanese
Shinagawa International School
International · English
Gotanda Junior High
Secondary · Japanese
Crime ratingExcellent — Tokyo has exceptionally low crime
Transport & Location
Transport Score10/10
JR Access10/10
Subway Lines (500m)3 lines
Shinkansen Proximity10/10
Major Stations
ShinagawaOsakiGotandaOimachiTennozu Isle
Amenities
Shinagawa Season TerraceTennozu CanalShinagawa Prince
Heritage
Shinagawa-juku (Tokaido post town)Shinagawa Shrine
Notable Buildings
Shinagawa V TowerThe Tokyo TowersWangan Tower ShinagawaOsaki West City Towers
Foreign ownership friendliness:9/10 — Tokyo freely allows foreign ownership across all wards.
Strengths
- Shinkansen terminus — Kyoto 2h, Shin-Osaka 2h30, Nagoya 1h30
- Best yields of any central ward with strong Shinkansen access
- Osaki and Gotanda offer central yields at suburban prices
- Linear Chuo Shinkansen station coming — major tailwind
Weaknesses
- Some blocks remain industrial legacy
- Waterfront pockets have liquefaction exposure
Compared to Tokyo Average
¥/sqm
-12%
vs avg ¥1,050,000
Yield
+0.4pp
vs avg 3.8%
YoY Growth
+0.1pp
vs avg 2.6%
Transport
10/10
vs avg 8.5
Similar Wards
Data updated April 2026