Meguro / Ebisu
目黒区・恵比寿
TokyoInvestment Index
Declining
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.
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
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.
Investment Guide by Building Age
Recommendations for foreign investors based on seismic standards, depreciation, and financing.
| Age | Median/m² | Count | Seismic | Tax Life | Verdict |
|---|---|---|---|---|---|
| 0–10 yrs | ¥1,883,333 | 4 | ✓ Modern | 37–47 yrs remaining | ● Recommended |
| 11–20 yrs | ¥1,498,214 | 8 | ✓ Modern | 27–36 yrs remaining | ● Recommended |
| 21–30 yrs | ¥1,600,000 | 19 | △ Post-1981 | 17–26 yrs remaining | ◐ Caution |
| 31–40 yrs | ¥980,952 | 6 | △ Post-1981 | 7–16 yrs remaining | ○ High Risk |
| 40+ yrs | ¥800,000 | 13 | ✗ Pre-1981 | 0–6 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
All transactions from MLIT Q3 2025 release
These are actual sale prices recorded by the government — typically 5-15% below listing site prices.
| Date | Price | Area | Price/㎡ | Built | Station |
|---|---|---|---|---|---|
| Q3 2025 | ¥32,000,000 $202,237 | 35.0 m² | ¥914,286 $5,778 | 2003 23 years | Ookayama |
| Q3 2025 | ¥32,000,000 $202,237 | 20.0 m² | ¥1,600,000 $10,112 | 2005 21 years | Nakameguro |
| Q3 2025 | ¥55,000,000 $347,595 | 35.0 m² | ¥1,571,429 $9,931 | 1998 28 years | Nakameguro |
| Q3 2025 | ¥22,000,000 $139,038 | 20.0 m² | ¥1,100,000 $6,952 | 1985 41 years | Ookayama |
| Q3 2025 | ¥28,000,000 $176,958 | 20.0 m² | ¥1,400,000 $8,848 | 2007 19 years | Ookayama |
| Q3 2025 | ¥130,000,000 $821,589 | 60.0 m² | ¥2,166,667 $13,693 | 2024 2 years | Ookayama |
| Q3 2025 | ¥100,000,000 $631,991 | 60.0 m² | ¥1,666,667 $10,533 | 1996 30 years | Nakameguro |
| Q3 2025 | ¥160,000,000 $1,011,186 | 50.0 m² | ¥3,200,000 $20,224 | 2012 14 years | Nakameguro |
| Q3 2025 | ¥70,000,000 $442,394 | 50.0 m² | ¥1,400,000 $8,848 | 1965 61 years | Nakameguro |
| Q3 2025 | ¥24,000,000 $151,678 | 55.0 m² | ¥436,364 $2,758 | 1970 56 years | Nakameguro |
* 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.