Tokyo
Capital megacity — most liquid but lowest yields, minpaku heavily restricted
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Tokyo
National 180-day cap; 19 of 23 wards impose stricter limits. Shinjuku: weekday ban (~150 days). Toshima: 120-day cap. 70% of wards ban new minpaku from Dec 2026.
Market Analysis — Tokyo
Key demand drivers and main investment risks
✅Demand Drivers
- •Record 31M+ visitors to Japan in 2024, Tokyo is #1 gateway
- •Yen at multi-decade lows makes property cheaper for foreign buyers
- •Worlds largest metro area — 37M population base
- •Ongoing development for post-Olympic urban renewal
⚠️Key Risks
- •Foreign ownership requires local management and tax navigation
- •Major seismic zone — building codes strict but risk remains
- •Central Tokyo cap rates below 3%
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: Japanese · Source
Aloha International Preschool
Curricula: IB PYP
Stages or ages: Preschool / PYP
Language of instruction: not stated by the source
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Aoba-Japan International School
Curricula: IB DP; IB MYP; IB PYP
Language of instruction: not stated by the source
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Canadian International School Tokyo
Curricula: Advanced Placement (AP); AP; Canadian (PEI); IB PYP; Prince Edward Island (Canada) curriculum
Language of instruction: not stated by the source
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Capital Tokyo International School
Curricula: IB MYP; IB PYP
Language of instruction: not stated by the source
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Chiyoda High School
Curricula: IB DP
Stages or ages: High School
Language of instruction: not stated by the source
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Christian Academy in Japan
Curricula: Advanced Placement (AP); US-style Christian
Language of instruction: not stated by the source
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Deutsche Schule Tokyo Yokohama (東京横浜独逸学園)
Curricula: Deutsches Internationales Abitur; German (Deutsche Auslandsschule)
Stages or ages: Kindergarten bis gymnasiale Oberstufe (Abitur)
Language of instruction: not stated by the source
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Ecole Internationale Franco-Japonaise
Curricula: French Ministry of National Education curriculum; IB PYP
Language of instruction: not stated by the source
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Global Indian International School Tokyo
Curricula: IB DP; IB PYP
Language of instruction: not stated by the source
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Horizon Japan International School
Curricula: IB DP; IB MYP; IB PYP
Stages or ages: Preschool through Grade 12
Language of instruction: not stated by the source
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India International School in Japan
Curricula: CBSE (India); IB DP
Language of instruction: not stated by the source
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International School of the Sacred Heart
Curricula: Advanced Placement; Advanced Placement (AP); American; Catholic; International Primary Curriculum; IPC
Language of instruction: not stated by the source
Source · Checked:
More schools
K. International School Tokyo
Curricula: IB DP; IB PYP; IGCSE; Pearson Edexcel IGCSE; Pearson Edexcel iLowerSecondary
Language of instruction: English
Source · Checked:
KA International School
Curricula: Advanced Placement (AP); US Common Core
Stages or ages: Pre-Kindergarten–Grade 12
Language of instruction: not stated by the source
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Kaichi Nihonbashi Gakuen Junior & Senior High School
Curricula: IB DP; IB MYP
Stages or ages: Junior & Senior High
Language of instruction: not stated by the source
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Keiki Intercultural Preschool
Curricula: IB PYP
Stages or ages: Preschool
Language of instruction: not stated by the source
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Lycée Français International de Tokyo
Curricula: French Baccalauréat; French national curriculum
Stages or ages: Kindergarten, Elementary, Junior High, High School
Language of instruction: not stated by the source
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Machida Kobato Kindergarten
Curricula: IB PYP
Stages or ages: Kindergarten
Language of instruction: not stated by the source
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Malvern College Tokyo
Curricula: IB DP; IB MYP; IB PYP
Language of instruction: not stated by the source
Source · Checked:
Mizuho School
Curricula: IB PYP
Stages or ages: PYP stage
Language of instruction: not stated by the source
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New International School of Japan
Curricula: dual-language multiage; Scottish curriculum
Language of instruction: not stated by the source
Source · Checked:
Nishimachi International School
Curricula: American Curriculum; International; US Common Core
Language of instruction: English · Language source
Source · Checked:
Phoenix House International School
Curricula: National Curriculum for England
Stages or ages: Elementary School
Language of instruction: not stated by the source
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Saint Maur International School
Curricula: French Section; IB DP
Stages or ages: 2½ years to Grade 12
Language of instruction: not stated by the source
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Sakura International School Tokyo
Curricula: IB PYP
Stages or ages: PYP stage
Language of instruction: not stated by the source
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Seisen International School
Curricula: IB DP; IB MYP; IB PYP; Montessori
Language of instruction: English · Language source
Source · Checked:
Seven Seas International School
Curricula: IB PYP
Stages or ages: PYP stage
Language of instruction: not stated by the source
Source · Checked:
Shinagawa International School
Curricula: IB DP; IB MYP; IB PYP
Language of instruction: not stated by the source
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St. Mary's International School
Curricula: Advanced Placement; American Curriculum; IB DP
Language of instruction: not stated by the source
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Summerhill International School
Curricula: IB PYP
Stages or ages: PYP stage
Language of instruction: not stated by the source
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Tamagawa Gakuen Junior & Senior High School
Curricula: IB DP; IB MYP
Stages or ages: Junior & Senior High
Language of instruction: not stated by the source
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The American School in Japan
Curricula: Advanced Placement; American Curriculum; AP
Language of instruction: English · Language source
Source · Checked:
The British School in Tokyo
Curricula: A-Level; IB DP; IGCSE; National Curriculum for England
Language of instruction: English · Language source
Source · Checked:
The Montessori School of Tokyo
Curricula: Montessori
Language of instruction: not stated by the source
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Tokyo Aiseikai Apple Ikegami Hoikuen
Curricula: IB PYP
Stages or ages: Early childhood / PYP
Language of instruction: not stated by the source
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Tokyo Gakugei University International Secondary School
Curricula: IB DP; IB MYP
Stages or ages: Secondary School
Language of instruction: not stated by the source
Source · Checked:
Tokyo Gakugei University Oizumi Elementary School
Curricula: IB PYP
Stages or ages: Elementary School
Language of instruction: not stated by the source
Source · Checked:
Tokyo International Progressive School
Curricula: International (learning-differences focus); University of Nebraska High School Program (Grades 9–12); US Common Core (Grades 4–8)
Language of instruction: not stated by the source
Source · Checked:
Tokyo International School
Curricula: IB DP; IB MYP; IB PYP
Language of instruction: not stated by the source
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Tokyo Metropolitan Kokusai High School
Curricula: IB DP
Stages or ages: High School
Language of instruction: not stated by the source
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Tokyo West International School
Curricula: IB PYP; School-developed junior-high curriculum; US partner correspondence high-school curricula; US/Japan partner correspondence high-school curricula
Language of instruction: not stated by the source
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Tokyo YMCA International School
Curricula: Advanced Placement (AP); US Common Core
Language of instruction: not stated by the source
Source · Checked:
Waseda International Christian School-Tokyo
Curricula: not stated by the source
Stages or ages: Kindergarten, Elementary, Junior High, High School
Language of instruction: not stated by the source
Source · Checked:
Willowbrook International School
Curricula: IB PYP
Stages or ages: PYP stage
Language of instruction: not stated by the source
Source · Checked:
Yokohama International School
Curricula: IB DP; IB MYP; IB PYP
Stages or ages: ages 3 – 18
Language of instruction: not stated by the source
Source · Checked:
Yoyogi International School
Curricula: IB PYP
Stages or ages: Kindergarten / Elementary / Junior High / High School
Language of instruction: not stated by the source
Source · Checked:
千代田高等学校
Curricula: IB DP; Japanese national
Stages or ages: High school
Language of instruction: not stated by the source
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東京中華学校 (Tokyo Chinese School)
Curricula: Chinese (ROC-affiliated)
Language of instruction: not stated by the source
Source · Checked:
東京学芸大学附属国際中等教育学校
Curricula: IB DP; IB MYP; Japanese national
Stages or ages: Secondary (中等教育学校)
Language of instruction: not stated by the source
Source · Checked:
東京学芸大学附属大泉小学校
Curricula: IB PYP; Japanese national
Stages or ages: Primary
Language of instruction: not stated by the source
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東京都立国際高等学校
Curricula: IB DP; Japanese national
Stages or ages: High school
Language of instruction: not stated by the source
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東京韓国学校 (Tokyo Korean School)
Curricula: Korean national
Stages or ages: 初等部・中高等部
Language of instruction: not stated by the source
Source · Checked:
横浜中華学院 (Yokohama Chinese School)
Curricula: Chinese (ROC-affiliated)
Language of instruction: not stated by the source
Source · Checked:
法政大学国際高等学校
Curricula: IB DP; Japanese national
Stages or ages: High school
Language of instruction: not stated by the source
Source · Checked:
玉川学園中学部・高等部
Curricula: IB DP; IB MYP; Japanese national
Stages or ages: Junior high and high school
Language of instruction: not stated by the source
Source · Checked:
神奈川県立横浜国際高等学校
Curricula: IB DP; Japanese national
Stages or ages: High school
Language of instruction: not stated by the source
Source · Checked:
開智日本橋学園中学校・高等学校
Curricula: IB DP; IB MYP; Japanese national
Stages or ages: Junior high and high school
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Tokyo
6980 for sale·4662 for rent
Properties for Sale in Tokyo
Latest Listings
Showing 1–12 of 50 listings
3-Bed Apartment in Asakusa
3-Bed Apartment in Asakusa
3-Bed Apartment · 80.68 m² in Asakusa
2-Bed Apartment · 60.76 m² in Asakusa
3-Bed Apartment in Asakusa
3-Bed Apartment in Asakusa
2-Bed Apartment · 62.34 m² in Asakusa
3-Bed Apartment · 68.05 m² in Asakusa
3-Bed Apartment · 67.76 m² in Asakusa
3-Bed Apartment · 53.6 m² in Asakusa
2-Bed Apartment · 54.78 m² in Asakusa
3-Bed Apartment in Asakusa
Yield by Neighborhood — Tokyo
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Shimokitazawa bohemianstudentgentrifying | ¥1,031,356–¥1,422,560 (₪20,197–₪27,858) | 6%–8.5% | STR Restricted 🟡 | Bohemian neighborhood with vintage shops, live music, and indie culture. Gentrifying rapidly. |
| Setagaya | ¥607,611–¥3,467,490 (₪11,899–₪67,903) | 3.5%–5.5% | STR Restricted 🟡 | Large low-rise Tokyo residential commuter ward |
| Asakusa historictourismtraditional | ¥1,066,920–¥1,440,342 (₪20,893–₪28,206) | 8.5%–11% | License Required | Historic tourism district centered on Senso-ji Temple. Most tourist-friendly area with better minpaku permissions. |
| Meguro | ¥648,154–¥4,297,376 (₪12,693–₪84,154) | 4%–6.5% | STR Restricted 🟡 | Nakameguro–Komaba–Gakugei-daigaku residential commuter ward |
| Haneda redevelopmentbusinessairport | ¥746,844–¥995,792 (₪14,625–₪19,500) | 9%–12% | License Required | Redevelopment area near Haneda Airport. Special Zone minpaku designation allows year-round STR. |
| Nakano residentialmiddle classcreative | ¥853,536–¥1,155,830 (₪16,715–₪22,634) | 6.5%–9% | STR Restricted 🟡 | |
| Shibuya trendyyouthtech | ¥2,133,840–¥2,880,684 (₪41,786–₪56,412) | 6.5%–9.5% | STR Restricted 🟡 | Trendy youth culture epicenter famous for Shibuya Crossing and tech startups. Major redevelopment underway. |
| Shinjuku businessentertainmentexpensive | ¥2,222,750–¥3,022,940 (₪43,528–₪59,197) | 6%–8.5% | STR Restricted 🟡 | Major business and entertainment hub with high-rise office towers and nightlife. Center of Tokyo's transportation network. |
| Minato-ku | ¥1,277,815–¥7,779,625 (₪25,023–₪152,346) | 3.5%–5.5% | STR Restricted 🟡 | Roppongi–Akasaka–Shiba high-income office/residential ward |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Tokyo
Shimokitazawa
Bohemian neighborhood with vintage shops, live music, and indie culture. Gentrifying rapidly.
Price from ¥1,031,356/m² (₪20,197/m²)
Setagaya
Large low-rise Tokyo residential commuter ward
Price from ¥607,611/m² (₪11,899/m²)
Asakusa
Historic tourism district centered on Senso-ji Temple. Most tourist-friendly area with better minpaku permissions.
Price from ¥1,066,920/m² (₪20,893/m²)
Meguro
Nakameguro–Komaba–Gakugei-daigaku residential commuter ward
Price from ¥648,154/m² (₪12,693/m²)
Haneda
Redevelopment area near Haneda Airport. Special Zone minpaku designation allows year-round STR.
Price from ¥746,844/m² (₪14,625/m²)
Nakano
Price from ¥853,536/m² (₪16,715/m²)
Shibuya
Trendy youth culture epicenter famous for Shibuya Crossing and tech startups. Major redevelopment underway.
Price from ¥2,133,840/m² (₪41,786/m²)
Shinjuku
Major business and entertainment hub with high-rise office towers and nightlife. Center of Tokyo's transportation network.
Price from ¥2,222,750/m² (₪43,528/m²)
Minato-ku
Roppongi–Akasaka–Shiba high-income office/residential ward
Price from ¥1,277,815/m² (₪25,023/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Market Review — Tokyo
Tokyo, the world's largest metropolitan economy, offers foreign investors something rare: a global megacity with remarkably stable property prices, transparent transactions, and yields that outperform most developed-world capitals. Gross rental yields of 4–6% on compact apartments in wards like Shinjuku, Shibuya, and Minato are supported by near-zero vacancy rates.
Japan's historically low interest rates create favorable financing conditions, while the yen's periodic weakness provides currency-advantaged entry points for USD, EUR, and GBP investors. Tokyo's property market is notably non-speculative compared to other Asian capitals, with prices driven by genuine rental demand rather than flipping activity.
The aging population narrative actually benefits investors: Japan's shrinking households are creating more demand for smaller rental units in urban centers. Combined with increasing inbound tourism and a growing foreign worker population, Tokyo's rental fundamentals remain structurally sound for the medium to long term.
Last updated: April 24, 2026
Discussions — Tokyo
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