Livio Tower Shinagawa
- 20+ story building
- Corner unit
- 10th floor or higher
Executive Summary
Property Details
- Shinagawa StationJR Yamanote Line / Keihin-Tohoku/Negishi Line / Tokaido Main LineWalk 13 min
Detailed property information
Status & handover
- Current status
- Vacant
- Handover
- Negotiable
Land & legal restrictions
- Site area (whole building)
- 6,821.4 ㎡
- Land rights
- Freehold
- Zoning
- Quasi-industrial zone
Costs besides the price
- Parking
- Yes
Building management
- Management type
- Fully outsourced
- Building manager
- Daytime
- Management company
- 日鉄興和不動産コミュニティ
- Total units
- 815 units
Utilities & nearby
- Gas
- City gas
Please confirm the details in the explanation of important matters before purchase.
Around the property
This summarizes expected hazards, past disaster records, designated hazard zones, city planning, the surroundings (stations, schools, medical facilities and more), population, land prices and transactions around the property, based on data from Japan's Ministry of Land, Infrastructure, Transport and Tourism. The position is estimated from the address, so it can differ from the actual lot near the edge of an area. Hazard areas and records shown are only those published by national and local governments; being outside a published area, or not finding a record, does not mean damage cannot occur. Please confirm details on the municipality's hazard map and in the explanation of important matters given at the time of purchase.
Expected hazards nearby
- Flood (maximum expected scale)
- Not within a published hazard areaFlooding from rivers without a published assessment, and flooding caused by overwhelmed drainage, is not included.
- Storm surge
- Within a published hazard area (expected flood depth 0.3–0.5 m)
- Tsunami
- Not within a published hazard area
- Landslide
- Not within a published hazard area
- Liquefaction
- Very likely to liquefyA tendency for each grid cell of about 250 m, based on landform. It is not an assessment of the lot itself.
Please check your municipality's hazard map for details.
Past disaster records
- Published records
- No published record was found at this point or within about 300 m
This covers past disaster records published by national and local governments. Not finding a record does not mean that no disaster occurred.
Designated hazard zones
- Steep slope failure hazard zone / Landslide prevention zone / Disaster hazard zone / Large-scale fill land
- Not included in the published zones
This covers designated zones and maps published by national and local governments. Building and other restrictions may apply inside a zone. Please confirm the details with the municipality and in the explanation of important matters.
City planning
- Urbanization zoning
- Urbanization promotion area (designated for urban development)
- Zoning (use district)
- Quasi-industrial zone
- Floor area ratio · Building coverage ratio
- Floor area ratio 400% · Building coverage ratio 60%
- Fire protection district
- Fire prevention district
Because the position is approximate, this may differ from the designation of the lot itself. Please confirm the actual designation in the explanation of important matters.
Surroundings
- 高輪ゲートウェイ (東日本旅客鉄道)
- About 22,220 passengers per day (FY2023)About 740 m in a straight line
- 品川 (東海旅客鉄道)
- About 71,078 passengers per day (FY2023)About 750 m in a straight line
- 泉岳寺 (東京都)
- About 195,118 passengers per day (FY2023)About 930 m in a straight line
- Public elementary school district
- 港南小学校 (港区立)School districts are set by the municipality and may change.
- Nearest elementary school
- 港区立港南小学校About 490 m in a straight line
- Nearest junior high school
- 港区立港南中学校About 280 m in a straight line
- Nearest high school
- 東京工業大学附属科学技術高等学校About 1,190 m in a straight line
- Nearest university, junior college or technical college
- 東京海洋大学About 630 m in a straight line
- Nurseries and kindergartens
- Within 500 m: 6 / within 1 km: 18
- Clinics
- Within 500 m: 6
Distances are straight-line distances from the property's location, not walking times. Passenger figures are the combined daily boardings and alightings published by the railway operator (annual average). Names of stations, schools and facilities are shown in Japanese.
Population outlook nearby
- 2025 (estimate)
- about 950 people
- 2050 (estimate)
- about 1,270 people (+33.8% vs 2025)
- Share aged 65 and over
- 16.1% → 23.2% (2025 → 2050)
Data for a grid cell of about 250 m, based on estimates by the Ministry of Land, Infrastructure, Transport and Tourism (starting from the 2020 census). Because the cell is small, it can differ from actual numbers and does not represent the trend of the whole municipality.
Nearby land prices
- Residential land · about 151 m
- ¥2,260,000/㎡Official land price (Land Price Publication) · 1/1/2026 (+22.2% vs last year)
- Commercial land · about 633 m
- ¥6,320,000/㎡Prefectural land price survey · 7/1/2026 (+16% vs last year)
- Commercial land · about 678 m
- ¥7,610,000/㎡Official land price (Land Price Publication) · 1/1/2026 (+17.1% vs last year)
Prices of representative lots selected by the national or prefectural government. They do not indicate the price or value of this property.
Nearby transactions
- Overview (2025 Q1 – 2026 Q1)
- 237 records · median ¥1,777,778 per ㎡ (middle half: ¥1,485,714 – ¥2,125,000)Records for Konan 3-chome, Minato-ku (used condominiums etc.)
Recent records with a similar floor area
- 2026 Q1
- ¥230,000,000・85 ㎡・3LDK・built 2005Transaction price information (survey-based)
- 2026 Q1
- ¥180,000,000・80 ㎡・3LDK・built 2005Transaction price information (survey-based)
- 2026 Q1
- ¥110,000,000・65 ㎡・1LDK・built 2005Contract price information
- 2026 Q1
- ¥90,000,000・85 ㎡・3LDK・built 2008Contract price information
- 2026 Q1
- ¥150,000,000・80 ㎡・3LDK・built 2005Contract price information
Records of actual transactions published by the Ministry of Land, Infrastructure, Transport and Tourism. They do not reflect individual circumstances such as floor, orientation or condition, and are not an evaluation of this property's price.
This service uses the API functions of the Real Estate Information Library of the Ministry of Land, Infrastructure, Transport and Tourism, but the timeliness, accuracy and completeness of the information provided are not guaranteed.
Source: Ministry of Land, Infrastructure, Transport and Tourism, Real Estate Information Library (国土交通省 不動産情報ライブラリ). Processed by us for the area around this property.Retrieved: 10/14/2026
Location & Map
Investment Analysis
Calculated from an estimated rent. Actual rent may differ.
Net yield = (annual rent − management fee and repair reserve − property management fee (5.5% of rent)) ÷ (price + purchase costs). Property tax, vacancies and repair costs are not included.
ROI / IRR Investment Simulation
If sold at the end of each year (before tax)
| Year | Est. Property Value | Cumulative Net Income | Net gain | Gain on total investment | Annual return (IRR) |
|---|---|---|---|---|---|
| 1yr | ¥268,000,000 | +¥8,130,000 | ¥-18,700,000 | -6.5% | -6.5% |
| 2yr | ¥268,000,000 | +¥16,270,000 | ¥-10,560,000 | -3.7% | -1.9% |
| 3yr | ¥268,000,000 | +¥24,400,000 | ¥-2,430,000 | -0.9% | -0.3% |
| 4yr | ¥268,000,000 | +¥32,530,000 | +¥5,700,000 | +2.0% | 0.5% |
| 5yr | ¥268,000,000 | +¥40,660,000 | +¥13,830,000 | +4.8% | 1.0% |
| 6yr | ¥268,000,000 | +¥48,800,000 | +¥21,970,000 | +7.7% | 1.3% |
| 7yr | ¥268,000,000 | +¥56,930,000 | +¥30,100,000 | +10.5% | 1.6% |
| 8yr | ¥268,000,000 | +¥65,060,000 | +¥38,230,000 | +13.4% | 1.7% |
| 9yr | ¥268,000,000 | +¥73,190,000 | +¥46,360,000 | +16.2% | 1.9% |
| 10yr | ¥268,000,000 | +¥81,330,000 | +¥54,500,000 | +19.1% | 2.0% |
Assumptions
- Total investment ¥285,860,000 (price ¥268,000,000 + purchase costs ¥17,860,000)
- Management fee and repair reserve: ¥599,040 per year
- Property management fee: 5.5% of rent (incl. tax)
- Selling costs (brokerage fee and stamp duty) are deducted from the sale price
- Taxes (income tax on rent, tax on capital gains, etc.), vacancies, property tax and repair costs are not included
This simulation is an estimate based on the inputs provided and does not guarantee future income or asset value. Actual results may vary due to market conditions, vacancy rates, and interest rates. Investment decisions are made at your own risk; we do not provide investment advisory or agency services.
Estimated Closing Cost Breakdown
These are estimated costs. Property tax and other pro-rated amounts are calculated separately at closing.
Book a Private Viewing or Online Consultation
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Submit a Purchase Offer for This Property
Send us your preferred price and closing timing. We negotiate price and terms with the seller. After online identity verification (passport IC chip scan and proof of address) and the important-matters explanation (online), you e-sign the purchase agreement. You can follow the progress on your Dashboard.