--- type: "Location Guide" title: "Sumida Real Estate & Homes for Sale | AkiyaHub" description: "Sumida real estate guide for east Tokyo condos and shitamachi houses near Skytree and Kinshicho, with current asking prices and English support." resource: "https://akiyahub.com/city/sumida" tags: - "japan-real-estate" - "akiya" - "buy-a-house-in-japan" - "sumida" - "tokyo" status: "stable" stale_after: "2026-12-02" generated: by: "process:akiyahub-city-markdown" at: "2026-09-03T14:15:43.170Z" sources: - resource: "https://akiyahub.com/city/sumida" title: "Sumida Real Estate & Homes for Sale | AkiyaHub" --- # Sumida Real Estate and Homes for Sale Sumida is old east Tokyo, home to Tokyo Skytree, Ryogoku sumo, and riverside condos that cost far less than the west side. Sumida (墨田区) sits in Tokyo. Foreigners can buy here with no visa and no residency requirement. [Get a free Market Match Snapshot for Sumida](https://akiyahub.com/match?source=city_sumida). Free community account. No sales call required. ## Contents - [Market facts](#market-facts) - [What your budget buys](#what-your-budget-buys) - [Why buyers choose this city](#why-buyers-choose-this-city) - [Local areas](#local-areas) - [Property types](#property-types) - [How AkiyaHub helps here](#how-akiyahub-helps-here) - [Frequently asked questions](#frequently-asked-questions) - [Nearby city guides](#nearby-city-guides) - [Important limitations](#important-limitations) - [Sources](#sources) - [Last verified](#last-verified) ## Market facts - **Market period:** 2026 Q3 - **Median asking price:** ¥59,000,000 (about $393,000) - **Typical entry price:** ¥40,000,000 (about $267,000) - **Share under ¥20M:** 5% - **Property mix:** 10% houses, 90% condos - **USD conversion rate used:** 150 JPY per USD Asking prices are not sale prices. Use these figures to set a budget range, then check the current facts for any property before you make an offer. ## What your budget buys | Price band | Share of listings | Availability | | --- | --- | --- | | Under ¥10M | 1% | Rare | | ¥10M to ¥20M | 4% | Rare | | ¥20M to ¥40M | 21% | Available | | ¥40M+ | 75% | Broad | ### Under ¥35M: Compact condos in older buildings One and two bedroom units in Kinshicho, Hikifune, and Higashi-Mukojima, with building age to check. ### ¥35M to ¥60M: Family condos and compact houses Three bedroom units near Kinshicho and Oshiage and small houses on narrow shitamachi plots. ### ¥60M+: Riverside towers and newer builds Tower units with Skytree or river views and newer detached houses near Ryogoku. ## Why buyers choose this city ### Central Tokyo at east-side prices Prices sit well below the western wards for similar commute times to Otemachi and Tokyo Station. ### Old Tokyo character Festivals, sumo, craft workshops, and river walks keep the shitamachi identity alive. ### Strong rail links The Sobu, Hanzomon, Asakusa, Tobu, and Keisei lines connect the ward to the center and to Narita. ## Local areas ### Kinshicho and Ryogoku **Hub and sumo.** Condos near a major JR hub, parks, and the Kokugikan sumo stadium. ### Oshiage and Skytree **Redeveloped center.** Newer condos and shopping around the tower and the Hanzomon line. ### Hikifune and Higashi-Mukojima **Value streets.** Compact houses and older condos with the lowest prices in the ward. ## Property types Condos dominate near Kinshicho, Oshiage, and Ryogoku, including newer riverside towers. Compact houses on narrow plots fill the old shitamachi streets, with flood context and fire zones to check. ## How AkiyaHub helps here Our Tokyo team compares Sumida with Koto and Taito on price and flood context, then checks building age and river proximity before you commit. AkiyaHub is an advisory, education, research, and transaction-support platform. We coordinate licensed Japanese professionals, and we do not act as a real estate brokerage. [Start your Sumida Market Match](https://akiyahub.com/match?source=city_sumida) ## Frequently asked questions ### Can a foreigner buy property in Sumida? Yes. Japan does not require citizenship or residency to own real estate. Ownership does not give you a visa, and financing, tax, and document needs depend on your situation. ### Is flood risk a concern in Sumida? Yes for some plots. The ward sits between the Sumida and Arakawa rivers on low ground. Check the ward hazard map, prefer upper floors in condos, and price insurance into the budget. ### How does Sumida compare with the western wards on price? Sumida asks far less per square meter than Setagaya, Meguro, or Shibuya for similar commute times to Otemachi. The trade is older housing stock and low-lying ground between two rivers. ### What types of homes are for sale in Sumida? Sumida listings can include city condos or apartments, detached houses, family homes, and older properties. The mix changes by area, station access, building age, condition, and asking price. ## Nearby city guides - [Chiyoda real estate guide](./chiyoda.md): The political center a few stops west - [Minato real estate guide](./minato.md): The international core with the highest prices - [Chiba City real estate guide](./chiba.md): A larger regional center across the bay - [Matsudo real estate guide](./matsudo.md): A Tokyo-edge commuter market on the Joban line ## Important limitations - AkiyaHub is not a real estate brokerage, property seller, renovation company, or legal, tax, financial, accounting, or immigration adviser. - We coordinate with appropriately licensed local professionals when regulated work is required. - "Akiya" means "vacant house." It does not necessarily mean free, abandoned, rural, or distressed. - Buying property in Japan does not itself grant a visa or residency. - Property availability, price, financing, renovation cost, and investment return are not guaranteed. - Confirm important legal, contract, tax, financial, and immigration decisions with qualified professionals. ## Sources - [Full visual Sumida guide](https://akiyahub.com/city/sumida) - [Buy a house in Tokyo](/md/prefectures/tokyo.md) - [Buy a house in Japan](/md/buy-a-house-in-japan.md) - [AkiyaHub markdown index](/md/index.md) ## Last verified Content last verified on 2026-09-03. Market conditions and active inventory may have changed since this date.