Meguro / Ebisu

目黒区・恵比寿

Tokyo
81

Investment Index

Declining

Price trend: 124Volume: 3Price level: 89

Meguro and Ebisu blend residential appeal with investment potential. Consistent demand from both domestic and international buyers.

What buyers actually paid vs listing site prices

Listing sites

~¥1,684,308/m²

→

Actual price

¥1,503,846.16/m²

-11%

* Listing price estimated based on typical asking-to-transaction gaps.

127,833transactions analyzed
MLIT government data
Updated Q3 2025
¥1,503,846/㎡ ($9,433/㎡)median
92transactions
Highconfidence

Market Trends

Prices have risen 79% over the displayed period. Check whether current momentum is sustainable.

Median price per m² and transaction volume from MLIT government data. Tap data points for details.

Price vs Building Age

Post-20001981–2000Pre-1981

A 40-year-old building trades at roughly half the price of a new one. Building age is one of the biggest price drivers in this area.

Depreciation: ¥28,697/m² per yearEst. new-build: ¥2,386,397/m²
Premium (+20%+)Fair Value (±20%)Below Market (−20%+)

Investment Guide by Building Age

Recommendations for foreign investors based on seismic standards, depreciation, and financing.

AgeMedian/m²CountSeismicTax LifeVerdict
0–10 yrs¥1,883,3334✓ Modern37–47 yrs remaining● Recommended
11–20 yrs¥1,498,2148✓ Modern27–36 yrs remaining● Recommended
21–30 yrs¥1,600,00019△ Post-198117–26 yrs remaining◐ Caution
31–40 yrs¥980,9526△ Post-19817–16 yrs remaining○ High Risk
40+ yrs¥800,00013✗ Pre-19810–6 yrs remaining○ High Risk

● Recommended = Post-2000 seismic standard, financeable, strong resale · ◐ Caution = Post-1981, verify repair history · ○ High Risk = Pre-1981, limited financing, higher insurance

Market Evidence

Recent transaction samples from MLIT

These are actual sale prices recorded by the government — typically 5-15% below listing site prices.

4 of 50
Q3 2025Built 2003 (23y)
¥32,000,000
$200,715
35.0 m²|¥914,286/m²
Ookayama
Q3 2025Built 2005 (21y)
¥32,000,000
$200,715
20.0 m²|¥1,600,000/m²
Nakameguro
Q3 2025Built 1998 (28y)
¥55,000,000
$344,979
35.0 m²|¥1,571,429/m²
Nakameguro
Q3 2025Built 1985 (41y)
¥22,000,000
$137,992
20.0 m²|¥1,100,000/m²
Ookayama

Showing 4 of 50 transactions.

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* Data sourced from MLIT (Ministry of Land, Infrastructure, Transport and Tourism) public records. Sample transactions may not represent all market activity.

Who Invests in Meguro / Ebisu

Typical Investor

Family-oriented investors, lifestyle buyers, stable-yield seekers

Investment Thesis

Consistent demand from professionals and families. Stable values with strong community fundamentals.

Key Risk

Premium pricing for residential appeal. Lower yield than emerging areas.

Compare with Similar Areas

Shibuya

¥1.66M/㎡

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Shinjuku

¥1.31M/㎡

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Roppongi / Azabu

¥1.93M/㎡

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View all locations

Meguro / Ebisu — Frequently Asked Questions

What is the difference between asking price and actual transaction price in Japan?
Listing sites show asking prices set by sellers. JRE shows actual transaction prices recorded by Japan's Ministry of Land (MLIT) after deals close. The gap is typically 10-20%. This means buyers usually pay significantly less than listed prices.
Can foreigners buy property in Meguro / Ebisu?
Yes. Japan has zero restrictions on foreign property ownership. No visa, residency, or citizenship is required. The buying process is identical for foreigners and Japanese citizens.
How reliable is the transaction data on JRE?
All transaction data comes from MLIT (Ministry of Land, Infrastructure, Transport and Tourism) — Japan's government agency. These are actual recorded sale prices, not estimates or asking prices. Data confidence for Meguro / Ebisu is High based on 92+ recorded transactions.
What is the median condo price in Meguro / Ebisu?
Based on MLIT government records, the median actual transaction price for condos in Meguro / Ebisu is ¥1,503,846/㎡ (approximately $9,433/㎡). This is the price buyers actually paid, not the asking price.
Are land prices rising or falling in Meguro / Ebisu?
Official 2026 land price data shows Meguro / Ebisu recorded a +5% change year-over-year. The national average was +2.8%. Meguro / Ebisu is outperforming the national average.
Is Meguro / Ebisu a good area to invest in Japanese real estate?
Meguro / Ebisu's Investment Index on JRE is 81, combining MLIT price trends, transaction volume, and price level vs the broader market (100 is neutral on the JRE index scale). For full analysis including history and building-age context, see the charts and evidence on this page.
How many property transactions were recorded in Meguro / Ebisu?
MLIT records show 92+ transactions in Meguro / Ebisu for the latest period on this page. Data confidence level: High. More transactions mean more reliable price benchmarks for investors.

Related Guides

→ Japan's 2026 Foreign Investor Reporting Law→ Can Foreigners Buy Property in Japan?