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Located at the border of Tokyo and Saitama Prefecture, "Kiyose" Station on the Seibu Ikebukuro Line may not be as renowned as Nakano or Kichijoji, yet it quietly exudes a unique historical charm, stable residential value, and investment potential that hasn't been overestimated. For real estate investors seeking stable returns in the medium to long term, "Kiyose" is worth a closer look.
Historical Value: From Tuberculosis Sanatorium to Tranquil Residential Area in the Forest
Since the end of the Taisho era, Kiyose has been recognized as one of Japan's famous "tuberculosis sanatorium areas" due to its dry climate, abundant forest resources, and flat terrain. At that time, large sanatoriums (such as the National Institute for Tuberculosis Research Sanatorium) attracted a large number of medical staff and patients, contributing to Kiyose's unique "medical-forest symbiosis city" structure. Especially in the early Showa era, when tuberculosis was widespread in Japan, Kiyose was positioned as a "tuberculosis sanatorium city" due to its excellent air quality and forest coverage. Kiyose has several large medical facilities, such as the Multiple Cross Hospital, Salvation Army Kiyose Hospital, and the Tokyo Hospital of the National Hospital Organization, building a city structure centered on healthcare that continues to this day.
This historical sedimentation has allowed Kiyose to retain a large amount of natural spaces and a high density of medical facilities in its urban structure. Even though it has now developed into a suburban residential area, traces of the "therapeutic city" planning can still be seen. Compared to other highly urbanized areas in Tokyo, Kiyose has more of a "breathing space" feel.
At the same time, Kiyose City is also the hometown of the famous Showa-era singer Akina Nakamori, which, besides its medical and natural aspects, adds a unique layer of cultural memory, becoming one of the symbols of local pride.
中森明菜42周年唱片海报
Recent development: Residential area in stable expansion + Beneficiary zone outside the capital circle
Kiyose Station is the only railway station in Kiyose City, part of the Seibu Ikebukuro Line, and is about 25 minutes from Ikebukuro. Although it is not an express station, some trains originate from here at certain times, and it offers direct connections to multiple lines such as the Tokyo Metro Fukutoshin Line, Yurakucho Line, and Minatomirai Line, making it convenient for commuting and weekend activities. According to 2023 data, Kiyose Station has an average daily passenger count of about 61,000, indicating stable traffic for a medium-sized commuter station. In recent years, benefiting from its position as a “semi-express” stop on the Seibu Ikebukuro Line and suburban residential pressure spillover, "Kiyose" has become the first choice for many families and elderly people looking to "leave the city center without compromising convenience."
西武池袋線路线图
Surrounding Facilities & Development Projects
The riverside green belt of Kiyose, with the Akaribori River as its boundary, features well-established walking paths and bird-watching areas, allowing residents to jog, walk their dogs, and enjoy nature in their daily lives. Within the city, there are also areas like Kanayama Green Space and multiple wooded areas, maintaining Kiyose's image as a "forest city."
Area around the station
- North Exit Area Redevelopment: The North Exit area was redeveloped between 1983 and 1995, resulting in the construction of the comprehensive facility "CREA," which includes a Seiyu supermarket, drugstores, chain restaurants, and the Kiyose City Library. It is equipped with an accessible overpass and a bus and taxi transfer plaza, making everyday life highly convenient.
- Atmosphere of the south entrance area: The south entrance retains more of its local shopping street culture, with an array of traditional eateries, fruit and vegetable stores, and general stores. Although there are no large commercial facilities, the area is fully equipped for daily life. It is close to several hospitals and schools, such as the National College of Nursing and Meiji Pharmaceutical University, making the south entrance a hub for medical practitioners and students.
Kengo Kuma's new project in Central Park
The integrated development plan led by Kengo Kuma’s office is underway at the central park on the west side of the station and is expected to open in phases starting in 2026. It will integrate a children's hall, library, and green open spaces, and in the future, an outdoor exhibition area showcasing the luxury train "Dream Space" will also be set up, providing a rich venue for family and parent-child activities.
车站周边开发计划
By using the building plan feature on Urbalytics, it is possible to see nearby development plans for housing complexes and schools in recent years.
Investment Potential: Undervalued Opportunities in Stable Income Assets
Due to relatively lower housing prices compared to neighboring stations (such as Tokorozawa or Hoya), Kiyose gradually attracts the attention of young families and small-apartment investors. From an investment perspective, Kiyose has low entry barriers and low risk, making it suitable for first-time real estate investors in the Tokyo area. The concentration of medical and educational institutions in the region ensures stable rental demand from healthcare professionals and students, providing strong anti-cyclical properties. Additionally, projects such as Central Park development and the revitalization of the North Entrance commercial district offer clear support for the steady increase in land prices and rents in the future, showing good potential for medium- to long-term value appreciation.
Data from the 2025 land price disclosure shows:
- The average residential land price is 195,900 yen/sqm (year-on-year +2.5%)
- The average commercial land price is 370,500 yen/㎡ (year-on-year +3.0%)
Kiyose Residential Rent:
- Single type (1K to 1DK): About 60,000 yen
- Couples or two-person type (1LDK～2DK): Approximately 90,000 yen
- Family type (2LDK～4LDK): Approximately 120,000 yen
The overall average rent is about 70,000 yen, which still has a significant price difference compared to the average of 150,000 yen in Tokyo's 23 wards.
Residential composition and target demographics: Kiyose City offers a variety of residential types. Near the station, there are high-rise buildings, while in slightly more distant areas, there are small to medium-sized apartments, detached houses, and housing complexes, catering to diverse needs such as singles, families, the elderly, and healthcare workers.
附件一栋收益物件
Through Urbalytics' property search function, it can be seen that properties in Kiyose are generally below 100 million, with a yield of 6.4%+, higher than the average level in Tokyo's 23 wards. The cash flow is relatively stable.
Conclusion: Emerging Options Suitable for the "Rational Investor"
Kiyose is not a hotspot or a trendy area, but for investors seeking stable cash flow, assets resistant to fluctuations, or those looking to invest in long-term value-preserving assets in the Tokyo area, Kiyose is a "still waters run deep" location worth long-term observation and moderate involvement.
In the next three years, with the implementation of the Central Park project and the further transformation of the regional aging structure, there is expected to be a dual demand growth for "high-quality family-type housing" and "high-functionality single rental-type apartments." If you are looking for an area near Tokyo that still has room for appreciation, stable cash flow, and good living functions, "Kiyose" is an underestimated name. It is not a battlefield for short-term speculators, but a stable choice for long-term investors.
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