Penthouses in Tokyo: Prices, Key Neighborhoods & Buying Tips for Investors

Tokyo has seen a growing number of high-end residential transactions worth billions of yen in recent years. One penthouse at Aman Residences, Tokyo, was reportedly sold for approximately ¥20 billion, setting what was then a record price for a condominium in Japan.

Penthouses in Tokyo range from residences with panoramic views from the upper floors of high-rise towers to low-rise properties with expansive rooftop terraces and private pools. Their value depends on more than just size or floor level.

While trophy penthouses in marquee developments make global headlines at ¥10 billion to ¥20 billion, the general market price range for luxury penthouses in central Tokyo typically spans from ¥500 million to ¥2.0 billion (approx. $3.3M to $13.3M USD) depending on location, total floor area, and amenities. Ultra-prime units in newly built landmark developments generally start from ¥2.0 billion up to ¥5.0 billion.

This article explains the benefits of buying a penthouse in Tokyo, highlights key neighborhoods to consider, introduces five notable properties that have been involved in high-value transactions, and covers crucial investment factors for overseas buyers.

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Benefits of Buying a Tokyo Penthouse

Tokyo penthouses offer a level of comfort and exclusivity that standard residences typically cannot match, with features such as panoramic city views from upper floors, spacious living areas, private terraces, and greater privacy. Depending on the property, residents may also have access to services and security features associated with luxury residences, including concierge services, 24-hour on-site staff, and private elevators.

Because penthouses are located at the top of a building, only a limited number are available within any given development. When factors such as location, views, floor area, and the prestige of the building come together, these homes can have a level of scarcity that distinguishes them from standard units in the same area.

Limited supply is also a notable feature of Tokyo’s broader luxury residential market. Global real estate services company Savills expects the supply of ultra-luxury residences in Tokyo to remain constrained through 2030.

Given these market conditions, Tokyo penthouses for sale may appeal not only to buyers seeking an exceptional living environment but also to overseas investors looking to hold scarce, high-end Tokyo real estate over the long term.

Source: Tokyo Residential: Ultra Luxury - April 2025｜Savills Research

Five Areas to Consider When Looking for Penthouses in Tokyo

Tokyo is home to several areas known for high-end residences catering to affluent buyers, including Azabu and Roppongi, Aoyama and Omotesando, Hiroo, Toranomon and Akasaka, and Shibuya, Ebisu & Daikanyama.

Tokyo penthouses vary significantly by area in terms of building type, views, surrounding environment, and scarcity. The best location will also depend on whether you are primarily looking for a top-floor unit in a high-rise tower or a spacious, private residence in a low- or mid-rise luxury building.

Below, we look at five areas not only in terms of their general appeal as high-end residential neighborhoods but also from the perspective of what types of penthouses you are likely to find and what factors are worth comparing when buying.

Azabu & Roppongi

Azabu and Roppongi are among Tokyo’s best-known luxury residential areas, with numerous embassies, international companies, and amenities that support an international lifestyle. These areas offer both upscale residences and high-rise condominium towers. Penthouses may feature views of Tokyo Tower or the city skyline, along with premium shared facilities and concierge services.

For overseas buyers who spend time in Tokyo, the combination of convenient access to central business districts and an international living environment can also be a major advantage.

However, views vary depending on the unit’s orientation and surrounding development. When buying, it is important to look beyond the floor level and check the direction of the view, future construction plans nearby, management fees, and other ongoing costs.

Learn more about living and investing in Roppongi

Explore the appeal of living and investing in Azabu

Aoyama & Omotesando

Aoyama and Omotesando are among Tokyo’s most prestigious residential areas, known for luxury boutiques, distinctive architecture, and a strong sense of place. In addition to high-rise towers, these areas also have exclusive low- and mid-rise residences with a limited number of units. As a result, the value of a penthouse here may depend not only on height but also on factors such as floor area, rooftop terraces, architectural design, and privacy.

In lower-rise buildings, buyers may find top-floor residences that occupy a substantial portion of the floor or include generous outdoor space, offering a different type of penthouse from those found in tower developments.

Because land available for new luxury residential development is also limited, it is worth comparing not only the views but also the scarcity of the location and the building itself.

Hiroo

Hiroo is an upscale residential neighborhood with embassies and international schools nearby, offering a relatively calm living environment despite its central Tokyo location. It is particularly appealing to buyers who prioritize spacious interiors, quiet surroundings, and privacy over views from very high floors.

When choosing a penthouse in Hiroo, the question is therefore not simply how high the unit is. Floor area, layout, and how well the residence is shielded from neighboring properties can be equally important in determining its quality as a home.

For buyers considering long-term ownership or a second home, other factors worth checking include the distance from the nearest station, the surrounding environment, and how the property is managed during extended periods of absence.

Toranomon & Akasaka

Toranomon and Akasaka offer excellent access to major business districts and have seen the development of new commercial facilities and luxury residences through large-scale redevelopment projects. These areas include ultra-high-rise residential buildings, where penthouses may offer sweeping views of central Tokyo, modern building systems, and hotel-like shared amenities.

While redevelopment can bring new buildings and improved urban infrastructure, future construction may also change the surrounding environment or affect existing views.

New luxury properties in these areas also tend to come with higher purchase prices and management fees. Buyers should therefore consider not only the future potential associated with redevelopment but also acquisition costs, ongoing expenses, and the scarcity of the individual property.

Learn more about Toranomon real estate

Shibuya, Ebisu & Daikanyama

Shibuya, Ebisu, and Daikanyama combine strong transportation links and easy access to shopping and dining with distinctly different neighborhood atmospheres. In Shibuya, buyers may find high-rise residences with expansive urban views, while Ebisu and Daikanyama offer more low- and mid-rise luxury properties that emphasize a quieter setting and thoughtful design. This creates a broad range of penthouse options across these areas.

Even within the broader Shibuya area, properties can differ considerably. Some prioritize views and convenience, while others place greater emphasis on privacy and a peaceful residential environment.

For that reason, buyers should look beyond the simple requirement of a “top-floor unit” and first decide whether they value urban convenience or a quieter, more private setting. The surrounding environment, views, and potential noise levels should then be compared accordingly.

Learn more about popular neighborhoods and the real estate market in Shibuya City

Five Notable Tokyo Penthouses

Tokyo offers a wide variety of penthouses, ranging from ultra-high-rise residences developed by global hotel brands to architect-designed homes and expansive units in low-rise luxury buildings.

Below are five notable examples that stand out for their location, architecture, amenities, and scarcity.

1. Aman Residences, Tokyo | Azabudai

Aman Residences, Tokyo comprises 91 residences occupying the top 11 floors of the Mori JP Tower at Azabudai Hills. Developed under the luxury hospitality brand Aman, each residence features a private elevator lobby, while residents have access to exclusive amenities, including the approximately 1,400-square-meter Aman Spa.

One penthouse was reportedly sold for around ¥20 billion, which at the time was considered the highest price ever paid for a condominium in Japan. Beyond its views from one of Tokyo’s tallest buildings, the property combines Aman-branded services, privacy, and exclusivity, making it a prominent example of Tokyo’s ultra-luxury residential market.

2. Park Court Akasaka Hinokicho The Tower | Akasaka

Park Court Akasaka Hinokicho The Tower is a luxury high-rise residence next to Tokyo Midtown and Hinokicho Park in Akasaka. Architect Kengo Kuma was involved in its design, which incorporates elements inspired by hinoki, or Japanese cypress.

At the time of its initial sale, a penthouse of approximately 204 square meters was reportedly offered for ¥1.5 billion. With its prime central Tokyo location, views, and distinctive architecture, it is one of the city’s best-known luxury residential developments.

3. The Kita Tea House | Kitasando

The Kita Tea House is an approximately 507-square-meter penthouse within The Kita, a luxury residence designed by Kengo Kuma. The home spans three levels and includes two private terraces, a rooftop terrace, an infinity pool, and a traditional tea room.

It was sold for approximately $50 million in 2023. Unlike a conventional top-floor unit in a high-rise tower, this penthouse derives much of its value from its architecture, interior design, and expansive private outdoor spaces, giving it the character of a one-of-a-kind urban residence.

4. MARQ OMOTESANDO ONE | Jingumae / Omotesando

MARQ OMOTESANDO ONE is a low-rise luxury residence in the Omotesando and Jingumae area. Its penthouse occupies the entire fourth floor and offers more than 625 square meters of living space with four bedrooms. Features include a spa room, three terraces, a private rooftop, a pool, and a dedicated elevator.

In 2025, the penthouse was reportedly sold for approximately ¥9.5 billion, setting a new record in Japan for price per tsubo (35.6 square feet). Its value comes not from extreme height but from its exceptional size, privacy, amenities, and rare location in Omotesando.

5. Mita Garden Hills Park Mansion | Mita

Park Mansion is the most exclusive residential component of Mita Garden Hills, a large-scale central Tokyo development with expansive grounds and landscaped green spaces. Residents also have access to a wide range of shared amenities, including a bar, restaurant, and café lounge.

A penthouse in Park Mansion was reportedly offered for approximately ¥5.5 billion. Rather than relying on the appeal of an ultra-high-rise tower, it represents a more mansion-like form of luxury living in Tokyo, with value centered on generous grounds, greenery, spacious interiors, and privacy.

What to Consider When Buying a Penthouse in Tokyo

When buying a penthouse in Tokyo, it is important to look beyond the initial purchase price and floor area. Foreign buyers and investors should pay careful attention to the following aspects:

1. Full Ownership Rights (Freehold Title)

Unlike some Asian markets where non-citizens face strict restrictions on land ownership or leasehold limitations, Japan allows foreign investors to buy real estate with full freehold ownership (Shoyuken). Non-resident buyers have the exact same property ownership rights as Japanese citizens, making Tokyo luxury real estate a secure asset class.

2. Views and Surrounding Urban Plans

Views are a critical factor affecting penthouse valuation, but they can be altered by future high-rise projects or neighboring redevelopment. Reviewing local city planning and future zoning laws around the building is vital before making a purchasing decision.

3. Maintenance Fees and Special Amenities Costs

Penthouses featuring extensive private outdoor spaces, rooftop gardens, private infinity pools, or double-height ceilings typically carry significantly higher monthly maintenance (Kanri-hi) and repair reserve fees (Shuten-tsumitate-kin). Evaluating total annual cost of ownership—not just acquisition price—is key to accurate financial planning.

4. Currency Dynamics and Property Management

The competitive pricing of Tokyo property relative to global gateway cities (such as London, New York, or Hong Kong) continues to attract international interest. Overseas owners should establish reliable asset management and property care services to handle property maintenance, tax administration, and tenant management during extended periods of absence.

Conclusion

Tokyo penthouses offer a rare combination of prime locations, expansive living layouts, exceptional privacy, and long-term asset scarcity. Whether you are seeking a trophy tower residence with panoramic skyline views or a private low-rise sanctuary, evaluating prices, ongoing ownership costs, and neighborhood characteristics will help guide a successful acquisition.

If you are looking for penthouses or luxury real estate opportunities in Tokyo, explore Japan Property’s current listings.

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