Wards · Inner ward
Koto
Tokyo's waterfront frontier — gleaming tower-condo bayside on one side, canal-laced old lumber town on the other.
Koto is a ward of two halves divided by water and era. To the south, on reclaimed bay land, sit the high-rise new towns of Toyosu and Ariake — master-planned, family-friendly tower-mansion territory with malls, parks, schools and Olympic-legacy venues. To the north, around Kiba and Kameido, lies older, canal-threaded Tokyo, once the city's timber-trading heart.
The waterfront is the headline. Toyosu hosts the famous fish market (relocated from Tsukiji) and a wave of luxury towers; Ariake brings convention halls, the Big Sight, and yet more residential high-rises. This is where young dual-income families and investors gravitate for new-build quality, open skies, harbor views and genuinely good amenities — a rarity in cramped Tokyo.
But don't sleep on the north. Kiyosumi-Shirakawa has become Tokyo's third-wave coffee capital, all roasteries and galleries around a beautiful strolling garden; Monzen-Nakacho keeps a warm, festival-loving shitamachi soul around its temple and shopping streets. For buyers, Koto offers a clear choice: shiny bayside tower life with strong resale demand, or characterful, better-value canal-side neighborhoods a little inland.
Koto by the numbers (2026)
Koto ranks 16 of 23 among Tokyo's 23 wards on the official residential land price (¥661,500 / ㎡ against a 23-ward average of ¥856,400) and 9 of 23 on its one-year change (+11.9% against +9.0% for the 23 wards). Its population grew +0.28% in the year to January 2026 (rank 22 of 23), and it has 0.2 active minpaku per 1,000 households (rank 21 of 23).
| Indicator | Koto | Rank of 23 | Period |
|---|---|---|---|
| Official land price, residential average | ¥661,500 / ㎡ (+11.9% YoY) | 16 of 23 · YoY 9 of 23 | 2026 chika koji (Jan 1, 2026) |
| Official land price, commercial average | ¥1,310,300 / ㎡ (+15.6% YoY) | 16 of 23 · YoY 8 of 23 | 2026 chika koji (Jan 1, 2026) |
| Population | 543,193 (+0.28% YoY) | 8 of 23 · growth 22 of 23 | Jan 1, 2026 |
| Households | 297,147 | 8 of 23 | Jan 1, 2026 |
| Foreign residents | 41,387 (7.6% of population) | 8 of 23 (share) | Jan 1, 2026 |
| Population density | 12,635 / km² | 21 of 23 | Jan 1, 2026 |
| Minpaku notified dwellings (active) | 48 (112 filed, 64 closed) | 21 of 23 (per 1,000 households) | As of Jul 15, 2026 |
Sources: 東京都財務局 令和8年地価公示 東京都分; 東京都総務局統計部 住民基本台帳による東京都の世帯と人口 令和8年1月 (foreign residents = sum of the three age groups printed); 観光庁 住宅宿泊事業 届出状況 令和8年7月15日時点. All 23 wards side by side, with condo prices and rents: Tokyo 23 Wards Property Data 2026.
Key neighbourhoods
- Toyosu
- Reclaimed-land tower town with the relocated fish market, big malls (LaLaport) and the gleaming Toyosu Market. Family-friendly high-rise living with bay views.
- Ariake
- Convention land — Big Sight, arenas and Olympic-legacy venues — wrapped in newer residential towers. Spacious, planned and still filling in.
- Kiba
- The old lumber district, now anchored by leafy Kiba Park and the Museum of Contemporary Art Tokyo. Canals, calm and a cultural streak.
- Monzen-Nakacho
- Warm shitamachi heart around Tomioka Hachiman shrine — festivals, izakaya, and lively shopping streets. Beloved by those who want character over towers.
- Kiyosumi-Shirakawa
- Tokyo's specialty-coffee capital, with roasteries, galleries and the exquisite Kiyosumi strolling garden. Quietly hip and very walkable.
- Kameido
- Down-to-earth north Koto, known for Kameido Tenjin shrine and its wisteria, with a busy local station and affordable everyday living.