Renting in Tokyo Bay
Chapter 1: Tokyo’s New Waterfront Lifestyle
There was a time when Tokyo Bay was seen as a place for factories, shipping containers, and empty land that separated the city from the sea. Today, that image has completely transformed. The waterfront districts of Kachidoki, Harumi, and Toyosu now represent one of Tokyo’s most modern, comfortable, and internationally friendly residential zones — an area where glass towers shimmer in the sunlight and calm breezes drift in from the bay.
For many foreign residents, this area offers the kind of city life that feels both metropolitan and relaxed — close to the heart of Tokyo, yet somehow quieter, cleaner, and more spacious. Here, you can find supermarkets with imported goods, jogging paths along the water, and cafés that welcome laptop workers and families with strollers alike.
A New Face of Tokyo
The evolution of Tokyo Bay reflects Japan’s ongoing transformation — from a country that once looked inward to one that now embraces a global identity. After years of redevelopment, the once industrial waterfront has become a symbol of innovation and urban design.
In the early 2000s, the Tokyo Metropolitan Government launched a series of massive redevelopment projects, turning reclaimed land into residential and commercial zones. The goal was not only to ease housing pressure in central Tokyo but to create a “new model of urban living” — sustainable, connected, and community-oriented.
Location and Accessibility
The Tokyo Bay area is situated mainly across Chuo Ward (Kachidoki, Harumi) and Koto Ward (Toyosu).
From here, Ginza, Shimbashi, and Tokyo Station are less than 10–15 minutes away by train. The Toei Oedo Line serves Kachidoki, while Harumi and Toyosu are connected via the Yurikamome Line and the Tokyo Metro Yurakucho Line.
Commuting from this area to major business hubs like Shiodome, Akasaka, or Roppongi is surprisingly easy — which explains why many international companies’ employees and diplomats choose to live here.
Despite being close to Tokyo’s center, the bay’s atmosphere feels noticeably more open. Wide sidewalks, scenic bridges, and waterfront promenades give the district a sense of space that’s rare in Japan’s capital.
Who Lives Here?
The Tokyo Bay community is a blend of Japanese professionals, foreign expatriates, and increasingly, young families seeking comfort without giving up urban convenience.
In Toyosu, it’s common to see parents pushing baby strollers while elderly couples walk their dogs along the promenade. Kachidoki attracts professionals who work in central Tokyo but want a calmer environment, while Harumi — especially around the newly developed HARUMI FLAG complex — has become a symbol of modern, family-friendly city life.
Lifestyle and Atmosphere
Life here flows at a comfortable rhythm.
Morning joggers trace the waterfront paths, office workers cross bridges into the city, and in the evening, lights from the high-rises reflect on the calm waters of the bay.
Supermarkets like AEON and Seijo Ishii stock imported goods, while cafés such as Dean & DeLuca or Blue Bottle Coffee offer familiar comfort to those missing home. Toyosu’s Lalaport shopping center and the Toyosu Market add a dynamic blend of gourmet culture and community gathering space.
It’s also one of the safest and cleanest areas in Tokyo — ideal for those new to Japan or families with children.
Why Foreigners Choose Tokyo Bay
- Modern Housing: Most apartments are recently built, with spacious layouts and English-friendly management.
- Convenience: Close to central Tokyo, with easy access to subways and expressways.
- Community: Many expat families live here, making it easier to form a social network.
- Scenery & Lifestyle: Ocean views, parks, and calm surroundings — rare luxuries in the Tokyo real estate landscape.
- Future Value: Ongoing redevelopment ensures the area’s property values and livability will continue to rise.
Challenges
However, the area isn’t perfect.
Because of its proximity to reclaimed land, some residents express concerns about soil stability or earthquake resilience — though new buildings meet strict safety standards. Rent can also be higher than average, especially for sea-view apartments.
And while the area is modern and international, some long-time Tokyoites find it “too new,” lacking the traditional charm of older neighborhoods like Nakameguro or Kagurazaka.
Still, for those who seek comfort, cleanliness, and convenience, Tokyo Bay represents one of the most balanced living environments in Japan.
Conclusion
Living in Tokyo Bay offers a glimpse of Tokyo’s future — sustainable, global, and deeply livable. For renters, it’s an opportunity to enjoy the city from a fresh perspective: close to everything yet away from the noise.
In the following chapters, we’ll explore each district in detail — starting with Kachidoki, where Tokyo’s vibrant city life meets the quiet charm of the riverside.
Chapter 2: Kachidoki – City Living Meets Tradition
When you step out of Kachidoki Station on the Toei Oedo Line, you immediately sense the blend of two worlds — the sleek, urban energy of central Tokyo and the quiet rhythms of an older riverside neighborhood. Kachidoki sits just across the Sumida River from Tsukiji and Ginza, making it one of the closest “residential escapes” from Tokyo’s business core.
The name Kachidoki itself comes from “Kachidoki-bashi,” the Victory Bridge built in 1940 to commemorate Japan’s triumph in the Russo-Japanese War. Today, that bridge still connects Kachidoki to Tsukiji, symbolizing both physical and cultural continuity between the old and new Tokyo.
The Character of Kachidoki
Kachidoki isn’t flashy at first glance. Unlike Shibuya or Roppongi, it doesn’t try to impress you with neon lights or luxury boutiques. Instead, it feels stable, comfortable, and real — a place where the daily lives of Tokyoites unfold quietly against the backdrop of modern high-rises and small, family-run restaurants.
On weekday mornings, professionals in suits head toward the subway, their pace calm but purposeful. In the evening, the waterfront fills with joggers, cyclists, and couples enjoying the soft reflection of city lights on the river.
Despite being just minutes from Ginza, the atmosphere is distinctly more relaxed. There’s a sense of balance — you’re still in the city, but you can breathe here.
Housing and Rent Trends
Kachidoki offers a mix of modern high-rise condominiums and mid-rise apartment complexes, most of them built after 2000. The area’s skyline is dominated by sleek residential towers such as The Tokyo Towers, Kachidoki View Tower, and Brillia Mare Ariake nearby.
For foreign renters, these buildings are particularly appealing because they often include:
- English-speaking management offices
- On-site gyms and lounges
- Secure entrances and 24-hour concierge services
- Spacious layouts compared to typical Tokyo apartments
As of recent years, average rent prices are roughly:
- 1LDK (45–55㎡): ¥200,000–¥280,000 per month
- 2LDK (60–80㎡): ¥280,000–¥400,000 per month
- 3LDK (80–100㎡): ¥400,000–¥550,000 per month
Units with river or Tokyo Tower views tend to command premium prices.
The Perfect Location for Professionals
Kachidoki’s biggest strength lies in its location. From Kachidoki Station, you can reach:
- Ginza – 5 minutes by train or 15 minutes on foot
- Tokyo Station – 10 minutes
- Roppongi – 15 minutes
- Shiodome and Shimbashi – 5 minutes
This makes it ideal for foreign professionals working in finance, consulting, or international business. Many residents choose Kachidoki precisely because it allows them to live near Tokyo’s core while enjoying a quieter, safer environment.
Daily Life and Conveniences
Though compact, Kachidoki provides everything needed for daily comfort:
- Supermarkets: AEON, Maruetsu, and a few smaller local grocers.
- Restaurants: Izakayas and ramen shops tucked under residential towers; cozy cafés with terrace seating along the river.
- Parks: Kachidoki Greenway Park and Tsukishima Monja Street nearby for weekend strolls.
- Schools: Several bilingual and international kindergartens within short distance.
Crossing the bridge into Tsukishima, you enter another world — narrow alleys filled with the sizzling aroma of monjayaki, Tokyo’s signature local dish. Many residents consider this easy access to old Tokyo’s charm one of Kachidoki’s hidden luxuries.
Community and Lifestyle
Kachidoki’s community is diverse but grounded. Japanese and foreign residents coexist naturally, often meeting at local coffee shops or during community clean-up events organized by management associations.
Because most of the buildings are relatively new, facilities are well-maintained, and the neighborhoods are family-friendly. In the mornings, you’ll often see parents walking their children to school, while seniors practice radio taiso(group exercises) in small riverside parks.
There’s also a sense of safety and trust — a quality that many expats mention as one of Tokyo’s biggest advantages.
Pet-Friendly Options
Compared to other parts of central Tokyo, Kachidoki offers a fair number of pet-friendly apartments.
The open walkways and nearby parks make it easy to walk dogs, and some high-rises include small pet washing stations in their facilities. However, pet-friendly units tend to rent quickly and are slightly more expensive.
Living by the River
One of the most charming aspects of Kachidoki is the river itself.
From your balcony, you might watch boats pass under the bridges while Tokyo Tower glows faintly in the distance. The sound of the wind and water softens the city’s usual rush.
In summer, the Sumidagawa Fireworks Festival lights up the sky just above the water — an event that turns Kachidoki’s riverside into one of the best viewing spots in the city.
It’s moments like this that make residents realize they’ve found something rare: a piece of serenity within the world’s busiest metropolis.
Drawbacks to Consider
Of course, no neighborhood is perfect.
Kachidoki’s popularity and proximity to Ginza mean that rent can be on the higher side. Parking is limited and expensive. During rush hours, trains can get crowded, especially for commuters heading toward Roppongi or Shinjuku.
Some also find the area slightly quiet at night — while this appeals to families, those seeking nightlife might prefer Shinagawa, Ebisu, or Roppongi.
Yet for many, these are small trade-offs compared to the daily comfort, safety, and sense of space Kachidoki provides.
Kachidoki in One Sentence
If you want to live close to Ginza, in a modern high-rise, with calm surroundings and the sparkle of Tokyo Tower nearby, Kachidoki might just be your perfect address.
It’s where Tokyo’s skyline meets tradition — a neighborhood that balances ambition and tranquility, convenience and comfort.
Chapter 3: Harumi – Tokyo’s Modern Residential Island
Standing between Kachidoki and Toyosu, Harumi feels like a city built on tomorrow’s blueprint — open skies, clean architecture, and a sense of freedom that contrasts with Tokyo’s usual density. Once known mainly for its warehouses and Olympic facilities, Harumi has emerged as one of the capital’s most ambitious urban redevelopment projects.
From Olympic Village to Residential Paradise
The story of Harumi’s rebirth began with the Tokyo 2020 Olympic and Paralympic Games.
During the event, this area was home to thousands of athletes from all over the world, living in what was then called the Olympic Village. After the Games, those same buildings were transformed into residential complexes and rebranded as HARUMI FLAG — a name that now symbolizes a new chapter in Tokyo’s housing evolution.
HARUMI FLAG is not just a housing project. It’s a mini-city of its own: over 5,000 apartments, green boulevards, schools, retail areas, and parks — all designed with sustainability and community in mind. Wide pedestrian streets and ocean breezes give it a distinctly open and international feel.
For many residents, living here is like stepping into a futuristic vision of Japan — where clean energy, shared spaces, and smart design come together in everyday life.
The Ambience of Harumi
Harumi feels both peaceful and modern. During the day, sunlight bounces off glass towers, and the streets are quiet except for the soft hum of bicycles and strollers. At night, you can see the lights of Tokyo Tower and Rainbow Bridge in the distance, glowing like a reminder that you’re just minutes away from the heart of the city.
The area has a unique sense of space and air that’s hard to find elsewhere in Tokyo.
It’s not cramped. It’s not chaotic.
You can walk without brushing shoulders, breathe fresh air, and actually hear the sound of waves against the embankment.
Renting in Harumi
Harumi’s rental market is dominated by new high-rise condominiums, many of which were part of the Olympic redevelopment. Because of this, most units are built to modern, Western-friendly standards — open kitchens, larger living rooms, and reliable insulation.
Average rents (as of recent years) are roughly:
- 1LDK (50㎡): ¥220,000–¥280,000 per month
- 2LDK (70㎡): ¥300,000–¥400,000 per month
- 3LDK (90㎡): ¥400,000–¥550,000 per month
Compared to Kachidoki, Harumi is slightly newer and more spacious, but a bit less convenient in terms of transportation.
The Toei Oedo Line and Tokyo Metro Yurakucho Line are accessible via Kachidoki or Tsukishima stations, about 10–15 minutes on foot depending on where you live. Many residents also rely on buses or bicycles for short commutes.
Life in Harumi FLAG
Living in HARUMI FLAG is a glimpse into Tokyo’s future.
The development emphasizes green energy, with solar panels, energy-efficient lighting, and car-sharing systems. Wide sidewalks encourage walking and cycling rather than driving, and there are several pocket parks, playgrounds, and plazas where children and adults naturally gather.
For families, this is one of the most comfortable and safe environments in Tokyo.
Schools, kindergartens, clinics, and supermarkets are built right into the complex. The main retail area includes a large AEON supermarket, bakeries, cafés, and pharmacies — everything within walking distance.
For single professionals, the commute to central Tokyo is still manageable, and the clean, quiet surroundings offer a welcome escape after work.
Scenery and Waterfront Views
Harumi’s biggest luxury is its panoramic view of Tokyo Bay.
From the higher floors, you can see Rainbow Bridge stretching gracefully across the water, and on clear days, even Mount Fuji in the distance.
In the evening, the skyline of Odaiba and Shiodome lights up across the bay — a nightly reminder of how beautifully Tokyo blends nature and technology.
Jogging along the water, watching the ferries move slowly past, you feel that rare sense of calm in one of the world’s busiest cities.
The Community Feel
Although Harumi is relatively new, a strong sense of community has already taken root. Residents often participate in events organized by the complex: weekend markets, yoga classes, children’s festivals, and neighborhood clean-ups.
This emphasis on connection and inclusivity makes it especially appealing to international families who may feel isolated in more traditional Japanese neighborhoods.
English support varies by building, but the management offices are typically well-organized and accustomed to foreign tenants.
Convenience and Nearby Attractions
Harumi might feel like a quiet residential island, but it’s surprisingly close to major attractions:
- Ginza: 10 minutes by taxi or 20 minutes by bus.
- Toyosu Market: 10 minutes by bicycle.
- Tsukiji Outer Market: just across the bridge.
- Odaiba: accessible via Rainbow Bridge or a short drive.
Harumi’s location makes it ideal for people who want to enjoy Tokyo’s excitement without living directly inside it.
Challenges and Limitations
No area is without its downsides.
For Harumi, the biggest concern is transportation — the nearest train stations are not right next door, meaning daily commuting might involve a bit of walking or cycling.
Being on reclaimed land also raises some concerns about earthquake safety or liquefaction during major tremors, although all new constructions follow strict seismic standards.
Finally, because it’s a relatively new community, some say Harumi lacks the “soul” or nostalgia of older Tokyo neighborhoods. But for others, this blank canvas is precisely what makes it exciting — a place to build new stories and traditions.
Who Is Harumi Best For?
- Families who value safety, space, and community
- Professionals seeking calm and modern housing near the city
- Foreigners who want to live in a clean, planned neighborhood with friendly management
- Investors looking for long-term stability and growth potential
Final Impression
Harumi stands as proof that Tokyo can reinvent itself.
It’s modern but not sterile, peaceful but not boring. You can feel the ocean breeze, watch the skyline shimmer at night, and still be close enough to downtown to feel connected.
For many expatriates, Harumi is more than just a convenient address — it’s a statement of balance: between city and sea, tradition and innovation, individuality and community.
Chapter 4: Toyosu – The Family-Friendly Smart City
If Harumi represents the futuristic face of Tokyo, Toyosu is where that future became a comfortable reality. Once home to Tokyo’s famous fish market relocation, Toyosu has evolved into a vibrant residential hub that perfectly balances convenience, community, and livability. For foreign residents, it’s one of the most sought-after addresses in Tokyo Bay — a modern city-within-a-city where everything you need is a short walk away.
The Evolution of Toyosu
Toyosu’s transformation began in the early 2000s, when large portions of reclaimed land were developed into high-rise condominiums and shopping complexes. The turning point came with the opening of Lalaport Toyosu, one of Tokyo’s largest waterfront malls, offering everything from fashion and gourmet food to cinemas and seaside terraces. Later, the arrival of Toyosu Market cemented its role as both a local and international attraction.
Today, Toyosu is known for its clean design, family-friendly environment, and high-quality infrastructure. It’s a model of Tokyo’s urban redevelopment — efficient, sustainable, and visually pleasing.
Atmosphere and Lifestyle
Toyosu feels dynamic yet safe. The wide sidewalks, spacious parks, and waterfront promenades make it ideal for jogging, cycling, or walking with children. Families often spend weekends at Toyosu Gururi Park, watching boats glide across the bay, or enjoy picnics with panoramic views of Odaiba and Rainbow Bridge.
At night, the district lights up softly, creating an atmosphere that feels modern but not overly commercial. You can grab dinner at one of the elegant restaurants along the canal or enjoy a relaxing evening stroll without crowds.
Rental Market Overview
Because of its popularity, rents in Toyosu are slightly higher than in Kachidoki or Harumi. However, the buildings are newer, and many offer bilingual management and premium amenities such as gyms, kids’ rooms, and sky lounges.
Typical rent ranges:
- 1LDK (50㎡): ¥230,000–¥300,000
- 2LDK (70㎡): ¥320,000–¥420,000
- 3LDK (90㎡): ¥450,000–¥600,000
Toyosu’s rental market is dominated by luxury condominiums such as Park City Toyosu, The Toyosu Tower, and Branz Tower Toyosu. Most buildings cater to both Japanese professionals and expats, offering English-speaking concierge services and flexible leasing terms.
Transportation and Access
Toyosu is served by the Tokyo Metro Yurakucho Line and Yurikamome Line, providing direct access to central areas such as Ginza, Shimbashi, and Shibuya. The commute to Tokyo Station takes just around 15 minutes, making it ideal for both business professionals and families.
In addition, Toyosu’s waterfront buses and cycling paths make commuting enjoyable — you can even reach Odaiba or Tsukiji by ferry.
Education and Family Facilities
Toyosu is widely regarded as one of the best areas in Tokyo for families.
There are numerous international and bilingual schools nearby, such as:
- Tokyo International Progressive School (Koto Ward)
- K. International School Tokyo (KIS) in Kiba
- Aoba Japan International School (Toyosu Campus)
The neighborhood also features an abundance of daycare centers, clinics, playgrounds, and kid-friendly cafés. The overall atmosphere is inclusive and global — it’s common to see international parents chatting at the park or children attending weekend English classes.
Shopping and Recreation
Aside from Lalaport Toyosu, the area boasts:
- TeamLab Planets, the immersive digital art museum that attracts visitors worldwide
- Gas Science Museum, popular among families
- Urban Dock Park, offering serene ocean views
- Dozens of waterfront restaurants and cafés
Life in Toyosu is built around comfort, safety, and access — every detail seems designed for smooth daily living.
Challenges
The only downside of Toyosu might be its cost and popularity.
High demand means competition for good rental units is fierce, and moving costs can be substantial. Parking fees and condo maintenance charges are also relatively high. Yet for many, the convenience and quality of life fully justify the premium.
Who Should Choose Toyosu?
- Families wanting space, safety, and nearby schools
- Professionals seeking modern amenities and quick access to the city
- Expats looking for bilingual support and a welcoming international community
Toyosu represents Tokyo’s success story in urban design — a city that’s functional, beautiful, and deeply livable.
Chapter 5: Renting in the Bay Area – Process, Costs, and Tips
For foreigners planning to rent in Kachidoki, Harumi, or Toyosu, understanding the rental process and local customs is essential. While Tokyo is known for its efficiency, Japan’s rental market still carries some unique practices that can surprise newcomers.
1. Finding the Right Property
Start your search about 4–6 weeks before your desired move-in date.
While online listings are helpful, many are managed by local agents who handle inquiries in Japanese.
Recommended strategies:
- Use bilingual real estate platforms such as RealEstate.co.jp, Tokyo Apartment Inc., or Housing Japan.
- Contact English-speaking agents familiar with foreigner-friendly properties in the Bay Area.
2. Application and Screening
Once you choose a property, you’ll need to submit an application including:
- Residence card or passport
- Proof of income or employment
- Emergency contact (sometimes in Japan)
Most landlords also require use of a guarantor company (保証会社), which screens your financial stability and guarantees rent payment.
3. Upfront Costs
Initial payments are typically 4–6 months’ worth of rent, including:
- Deposit (shikikin): 1–2 months
- Key money (reikin): 0–1 month (some newer buildings skip this)
- First month’s rent + management fee
- Agent commission: 1 month
- Insurance & guarantor fee: ¥20,000–¥40,000
Foreigners should prepare for these costs, though many agencies in the Bay Area offer flexible options for expats.
4. Lease Terms
Most leases are 2 years, renewable with a small renewal fee (~1 month’s rent). Early termination usually requires 1 month’s notice.
Many foreign residents choose furnished serviced apartments for short stays, but long-term renters prefer modern condos with amenities.
5. Pet Policies
Toyosu and Harumi are more pet-friendly than central Tokyo, but not all condos allow animals.
If you plan to bring a dog or cat, look for listings that specify “ペット相談可 (pet negotiable)” and confirm details before signing.
6. Daily Life Tips
- Utilities: Set up online through bilingual services like Tokyo Gas and TEPCO.
- Trash: Recycling is strict; buildings provide clear guides.
- Bicycles: Registration is mandatory, even for residents.
Living in the Bay Area is comfortable once you adapt to these small routines.
7. Renting Summary
| Topic | Typical Range |
|---|---|
| Rent (1LDK) | ¥200,000–¥300,000 |
| Initial Costs | 4–6 months’ rent |
| Lease Term | 2 years |
| Renewal Fee | 1 month |
| Guarantor | Required |
| Pet Friendly | Partial (Harumi, Toyosu) |
Part 2 – Buying Property in Tokyo Bay
Chapter 6: Comparing the Three Areas – Lifestyle & Investment
Kachidoki, Harumi, and Toyosu share the same bayfront view, but each has its own character and investment profile.
| Area | Character | Rent Level | Ownership Appeal |
|---|---|---|---|
| Kachidoki | Urban, convenient, close to Ginza | ¥ | Strong long-term demand |
| Harumi | New, spacious, modern community | ¥¥ | Rising value, family appeal |
| Toyosu | Developed, commercial + residential | ¥¥¥ | High liquidity and prestige |
Kachidoki appeals to professionals working in central Tokyo — stable rental demand and good resale potential.
Harumi offers new buildings with modern layouts and green spaces, attracting families and investors looking for future growth.
Toyosu is the most expensive but offers strong resale value and status, comparable to Shinjuku or Minato properties.
Chapter 7: Buying Property in Kachidoki, Harumi, and Toyosu
Market Overview
Tokyo Bay’s condo prices have surged since 2020, largely due to redevelopment projects and limited new supply.
Average price per square meter:
- Kachidoki: ¥1.7–2.2 million
- Harumi: ¥1.6–2.0 million
- Toyosu: ¥2.0–2.6 million
Even with high prices, demand remains strong, especially from dual-income families and foreign investors seeking stable yen-based assets.
Steps for Foreign Buyers
- Choose an agent experienced with non-residents.
- Select financing options: Foreigners can apply for Japanese mortgages if they have residency and stable income.
- Submit purchase application and pay a small deposit (5–10%).
- Finalize mortgage and ownership transfer (takes 1–2 months).
Taxes & Fees
- Agent commission: ~3%
- Registration tax: 2–4%
- Property tax: ~1.4% annually
- Maintenance & repair fund: ¥20,000–¥40,000/month (for condos)
Buying in Japan is straightforward if handled professionally — ownership rights are clear, and there are no restrictions on foreign ownership.
Investment Perspective
Toyosu and Harumi show higher appreciation potential due to continued infrastructure expansion (including the new Harumi BRT terminal and bridges).
Kachidoki remains strong for rental yields (~3.5–4%) due to proximity to Ginza and Shiodome offices.
Chapter 8: Future Outlook and Final Thoughts
Tokyo Bay continues to evolve.
New parks, schools, and transit projects are redefining the concept of urban living.
In the next decade, Harumi and Toyosu are expected to mature into fully self-contained cities, blending environmental design, smart mobility, and international culture.
For foreign residents, the Bay Area offers:
- Cleaner air and more space than central Tokyo
- Excellent access to Ginza, Tokyo Station, and Odaiba
- Safe, bilingual-friendly environments
- Strong long-term real estate value
Whether renting or buying, living here represents the next generation of Tokyo life — where the sea meets the skyline, and the pace of the city softens into something more human.
