Fewer transactions and more listings
The Real Estate Information Network for East Japan released its July 2026 monthly market data on August 10. Greater Tokyo recorded 3,638 completed resale condominium transactions, down 8.6% from a year earlier. Inventory increased 5.5% to 47,151 units. The average completed price was ¥52.67 million and the transaction price per square metre was ¥841,700, down 0.7% and 1.5% respectively from the previous year. The combination of more available stock and fewer completed deals means sellers need to distinguish between high advertised prices and the level at which buyers are actually completing purchases.
Area-level data matter more than the metropolitan average
The Greater Tokyo total covers Tokyo, Kanagawa, Saitama and Chiba and combines very different markets, from high-value central Tokyo units to suburban family apartments. The ¥52.67 million average is therefore not a direct valuation benchmark for an individual home. Sellers should compare recent transactions involving similar station locations, building ages, floor areas, floors and orientations, and then assess current competing inventory. When inventory rises, the performance gap can widen between aggressively priced properties that remain listed for long periods and realistically priced units that transact sooner.
Overseas owners should include selling time in cash planning
For non-resident owners, the timing of a Japanese property sale can also be affected by settlement procedures, tax matters and overseas identity documentation. In a market with increasing inventory, the deadline by which an owner needs to sell becomes more important to pricing strategy. During the second half of 2026, sellers should therefore monitor completed transaction prices, transaction counts and inventory together rather than relying on price movements alone.