Meguro / Ebisu

Meguro-ku is a residential bid, not a skyline bid. Nakameguro, Ebisu, Ikejiri-ishigami, and Jiyugaoka attract domestic professionals and families who will pay for the Toyoko / Hibiya / Namboku commute and the Meguro-gawa cherry-tree streets. That buyer is less international than Azabu and less transient than Shibuya station, which is why resale liquidity is steady rather than peaky.

Sold prices sit below Roppongi and above most of Setagaya’s inner edge. A typical 50–70 m² family condo in Kamimeguro or Aobadai often clears in a range that looks expensive on a yen-per-tsubo basis but is still a discount to Minato prestige stock. Gross yields are usually low-to-mid 3%. The return is occupancy stability and a wide domestic resale pool, not carry.

Building age is the main negotiation lever. 1990s RC along Yamate-dori discounts visibly against 2010s stock near Ebisu Garden Place. Seismic retrofit status and the mansion’s reserve fund (shuzen tsumitate) show up in days-on-market more than in the brochure. The scatter on this page is more informative than the headline median for that reason.

Short-stay is rarely the base case. Meguro-ku residential neighbourhoods and most well-run mansions restrict minpaku, and the tenant you actually want — a dual-income household on a two-year lease — is incompatible with tourist turnover. If a listing is marketed as “Airbnb ready,” treat that as a red flag on the bylaws, not as upside.