The Tower Grandia
- 20+ story building
- 10th floor or higher
- Pets negotiable
Executive Summary
Property Details
- Ikebukuro StationTokyo Metro Marunouchi LineWalk 2 min
- Ikebukuro StationJR Yamanote LineWalk 6 min
Detailed property information
Status & handover
- Current status
- Occupied by the seller
- Handover
- Negotiable
Land & legal restrictions
- Site area (whole building)
- 3,763.3 ㎡
- Land rights
- Freehold
- Zoning
- Commercial zone
Costs besides the price
- Parking
- None
Building management
- Management type
- Fully outsourced
- Building manager
- Daytime
- Management company
- 株式会社長谷工コミュニティ
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
- Not within a published hazard area
- Tsunami
- Not within a published hazard area
- Landslide
- Not within a published hazard area
- Liquefaction
- Unlikely 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)
- Commercial zone
- Floor area ratio · Building coverage ratio
- Floor area ratio 600% · Building coverage ratio 80%
- 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
- 要町 (東京地下鉄)
- About 38,864 passengers per day (FY2023)About 490 m in a straight line
- 池袋 (東京地下鉄)
- About 500,694 passengers per day (FY2023)About 520 m in a straight line
- 池袋 (東武鉄道)
- About 408,382 passengers per day (FY2023)About 580 m in a straight line
- Public elementary school district
- 池袋第三小学校 (豊島区立)School districts are set by the municipality and may change.
- Nearest elementary school
- 豊島区立池袋第三小学校About 410 m in a straight line
- Nearest junior high school
- 立教池袋中学校About 250 m in a straight line
- Nearest high school
- 立教池袋高等学校About 260 m in a straight line
- Nearest university, junior college or technical college
- 立教大学About 280 m in a straight line
- Nurseries and kindergartens
- Within 500 m: 5 / within 1 km: 23
- Nearest hospital (within 1 km)
- 医療法人社団 卓秀会 平塚胃腸病院About 370 m in a straight line / Hospitals within 1 km: 6
- Clinics
- Within 500 m: 56
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 1,905 people
- 2050 (estimate)
- about 1,901 people (-0.2% vs 2025)
- Share aged 65 and over
- 17.6% → 26.3% (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
- Commercial land · about 186 m
- ¥2,030,000/㎡Official land price (Land Price Publication) · 1/1/2026 (+18% vs last year)
- Commercial land · about 298 m
- ¥906,000/㎡Official land price (Land Price Publication) · 1/1/2026 (+12.1% vs last year)
- Commercial land · about 349 m
- ¥1,730,000/㎡Official land price (Land Price Publication) · 1/1/2026 (+17.7% 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)
- 85 records · median ¥1,375,000 per ㎡ (middle half: ¥1,057,143 – ¥1,625,000)Records for Nishi-Ikebukuro 5-chome, Toshima-ku (used condominiums etc.)
Recent records with a similar floor area
- 2025 Q3
- ¥360,000,000・155 ㎡・built 2004Transaction price information (survey-based)
- 2025 Q3
- ¥300,000,000・140 ㎡・3LDK・built 2004Transaction price information (survey-based)
- 2026 Q1
- ¥230,000,000・95 ㎡・3LDK・built 2004Contract price information
- 2025 Q2
- ¥210,000,000・95 ㎡・3LDK・built 2004Contract price information
- 2025 Q2
- ¥160,000,000・90 ㎡・built 2004Transaction price information (survey-based)
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 | ¥398,000,000 | +¥9,970,000 | ¥-29,730,000 | -7.0% | -7.0% |
| 2yr | ¥398,000,000 | +¥19,930,000 | ¥-19,770,000 | -4.7% | -2.4% |
| 3yr | ¥398,000,000 | +¥29,900,000 | ¥-9,800,000 | -2.3% | -0.8% |
| 4yr | ¥398,000,000 | +¥39,870,000 | +¥170,000 | 0.0% | 0.0% |
| 5yr | ¥398,000,000 | +¥49,840,000 | +¥10,140,000 | +2.4% | 0.5% |
| 6yr | ¥398,000,000 | +¥59,800,000 | +¥20,100,000 | +4.7% | 0.8% |
| 7yr | ¥398,000,000 | +¥69,770,000 | +¥30,070,000 | +7.1% | 1.1% |
| 8yr | ¥398,000,000 | +¥79,740,000 | +¥40,040,000 | +9.4% | 1.2% |
| 9yr | ¥398,000,000 | +¥89,700,000 | +¥50,000,000 | +11.8% | 1.4% |
| 10yr | ¥398,000,000 | +¥99,670,000 | +¥59,970,000 | +14.1% | 1.5% |
Assumptions
- Total investment ¥424,440,000 (price ¥398,000,000 + purchase costs ¥26,440,000)
- Management fee and repair reserve: ¥927,720 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
Choose from open times. Online consultations are confirmed right away and we send you a confirmation email. Live viewings from the property and in-person visits are confirmed after we check that the property can be viewed.
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.