The Ideals and Reality of True Urawa: 'Urawa Yusuke' Teaches the 'Keys to Finding a Home Without Failure'
This time, we are featuring 'Urawa,' a city that continues to garner support from families not only in the Saitama area but throughout the entire Tokyo metropolitan area.
Minami, a director at Sunde who has no local ties to Urawa, acts as the interviewer, speaking with mentor Urawa Yusuke(currently Yusuke.), who is in his seventh year of living in Urawa and knows all its ups and downs, to get the honest truth about current realistic market trends and what it's really like to live there!
'I'm considering a condo in Urawa, but it's become too expensive to afford...' 'I hear the education is good, but what's it really like?'
As a voice for those with such questions, we will delve into even the deepest points of discussion.
Table of Contents
Why does Urawa boast such unparalleled popularity? The true nature of the 'all-around honor student'
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The ideals and reality of Urawa's 'educational environment (school districts)'
3-1. The 'Takasago, Tokiwa, Nakacho, Kishicho' areas promoted in model rooms
3-2. A mentor's advice: 'Don't expect too much from public elementary schools'
[Market Commentary] The shock of 5 million yen per tsubo and the aftermath of 'Urawa The Tower'
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Choosing according to your budget: 'Two survival strategies' for Urawa condos
5-1. [Strategy 1] The '60-70 million yen range/practicality-focused' approach, compromising on distance to the station and building age
5-2. [Strategy 2] The 'flagship/asset-value-focused' approach representing the region
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The magic of the 'North Exit Route' and targets for mid-sized properties, as taught by a local pro
6-1. A clean route home that spreads out from the 'Atre North Exit'
6-2. The sense of balance in 'Wellith Takasago', the number one spot for recent last-minute consultations
Pitfalls of relocation you should know: 'The trap of household income and childcare fees'
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Comparison with surrounding areas (Saitama-Shintoshin, Omiya, Kita-Urawa, Musashi-Urawa)
8-1. Why is 'Saitama-Shintoshin' capped at 400,000 yen per tsubo? Inheritance money from the wealthy
8-2. Omiya, Kita-Urawa, and the troublesome Musashi-Urawa
Summary: Why those considering Tokyo should look at Urawa 'across the Arakawa River'
1. Why does Urawa boast such unparalleled popularity? The true nature of the 'all-around honor student'
Sunde Minami: Urawa boasts 'unparalleled popularity,' not just in Saitama, but even when looking at the entire Tokyo metropolitan area, doesn't it?
Why does it attract so many people?
Urawa Yusuke: It's something that has been talked about many times in various places, but basically, it comes down to its 'good balance that rivals popular areas in the city center.'
Beyond the convenience of direct commuting to the city center, there is the commercial convenience in front of the station, as well as education and public safety.
All of these environments are fused at a high level.
Sunde Minami: I see. So, Urawa has it all.
Urawa Yusuke:
Yes, it has a 'sense of having it all.'
For example, there are other towns where 'shopping is convenient but the safety is a bit...'
or
towns that are 'quiet and have a good environment but are far from the city center.'
However, Urawa scores high in all of those aspects.
That is precisely why, even for a transplant like me with no local ties, there is a basic sense of security that makes it easy to be accepted.
Sunde Minami: It really is an honor student of a town.
Conversely, people who like the orderly townscape of redevelopment flow to 'Saitama-Shintoshin,' so the division of preferences is also clear.
3. The ideals and reality of Urawa's 'educational environment (school districts)'
3-1. 'Takasago, Tokiwa, Nakacho, Kishicho' promoted in model rooms
Sunde Minami: Speaking of Urawa, it's 'education.'
Is it true that the school districts around 'Takasago,' 'Tokiwa,' and 'Nakacho' are good?
Urawa Yusuke: Yes.
When you go to a model room for a new or used condominium in Urawa, the salesperson will always enthusiastically push, 'This is in the XX school district!' (laughs).
In terms of history and tradition, it has to be 'Takasago Elementary School.'
It is popular because of its location right in front of the station.
And the area famous for being number one in academic ability is the 'Tokiwa Elementary/Tokiwa Junior High' area.
Even among people I know, if someone says they are a 'Tokiwa Junior High graduate,' it has become such a brand that they are seen as a pure-bred Urawa elite.
Sunde Minami: It is quite rare nationwide to have public elementary and junior high schools with such a clear brand, isn't it?
Urawa Yusuke:
Additionally, areas where you can attend 'Nakacho Elementary' but move up to 'Tokiwa Junior High,' as well as the 'Kishicho Elementary' area, which has continued for generations as a high-class detached housing district, are also popular.
Many people who move to Urawa and live in brand-name condominiums are in this Kishicho Elementary area.
3-2. A Mentor's Warning: 'Don't Expect Too Much from Public Elementary Schools'
Urawa Yusuke: However, let me say one 'realistic point of caution' here that is definitely not just Urawa-positive talk.
I have spoken with conviction to friends who have grown up and returned to Urawa with their families, and the consensus is: 'Do not have excessive expectations for public elementary schools.'
Sunde Minami: What do you mean by that?
Urawa Yusuke: As a major premise, the schools themselves are wonderful, and the parents are very thoughtful about their children and are extremely enthusiastic about participating in the PTA.
However, it does not mean
'if you get in here, the teachers will provide special advanced education and your child's academic ability will automatically skyrocket'
or 'it will be overwhelmingly advantageous for junior high school entrance exams.'
The essence is not there, but rather in the fact that 'families who are conscious and do not spare money on education are gathered together (= high homogeneity).'
Sunde Minami: I see. Because the surrounding environment, friends, and parent demographic are all aligned, the result is peace of mind and the children grow, right?
Urawa Yusuke: That is correct.
So, if you are looking for 'peace of mind' or 'ease of living,' it meets expectations, but you should avoid buying a condominium with an unreasonable budget just by being tied to a school district, dreaming excessively of the school system itself.
I think you will be happier in the end if you choose a town by looking at the overall balance.
4. [Market Commentary] The Shock of 5 Million Yen per Tsubo and the Aftermath of 'Urawa The Tower'
Sunde Minami:
Next, let's talk about the market, which is a topic of interest.
The other day, when the two of us were talking beforehand, I almost flipped out; the closing case for 'Park Homes Urawa Nakacho 2-chome' was incredible (as of October 2025).
Urawa Yusuke: That is right.
It is a relatively new slab-style condominium (not a tower) that is a 9-minute walk from the station, but a 3LDK unit sold for 105.8 million yen.
In terms of price per tsubo, it is about 5 million yen (4.99 million yen per tsubo).
Sunde Minami: Over 100 million yen for a 9-minute walk...!
This feels like Urawa has crossed a barrier in its history.
Urawa Yusuke: From a local's perspective, honestly, 'I can hardly believe it' is my true feeling.
Before COVID, you could buy a brand-name condominium within a 10-minute walk from the station for the mid-to-high 2 million yen per tsubo range, or even under 3 million yen per tsubo.
From that perspective, including the condominium I bought, current prices are more than double what they were then; in other words, it is a world where 'it used to be less than half the price.'
Sunde Minami: Looking at it overall, prices have gone up, but the area around Urawa Station is particularly notable. What is the reason for this?
Urawa Yusuke:
A major catalyst was undoubtedly 'Urawa The Tower,' which became a landmark in front of the station.
With the appearance of this super-class tower mansion, the impression is that the unit price based on closings for the entire town of Urawa has been pulled up significantly.My analysis is that surrounding used properties have become 1.2 to 1.3 times more expensive in just the last year or two, and that tremendous aftermath has spread even to slab-style condominiums a 9-minute walk away, pushing them over the '5 million yen per tsubo' mark.
5. 'Two Survival Strategies' for Choosing a Urawa Condominium According to Your Budget
Sunde Minami: Nowadays, if you try to aim for a property near the west exit of Urawa, it is not just 70 million yen for a 3LDK, but 'starting at 80 million yen' is the gut feeling, isn't it? How should prospective buyers with limited budgets proceed?
Urawa Yusuke: When considering Urawa, I always tell my clients about 'two explanatory axes (survival strategies).'
5-1. [Strategy ①] The "60-70 Million Yen Range/Practicality-Oriented" Approach: Intentionally Compromising on Station Distance and Building Age
Urawa Yusuke: I am, if anything, leaning towards this "practicality-oriented" side.
It is a stance of keeping the budget down and investing the surplus funds into a richer lifestyle.
Actually, if you compromise a bit on the building age or extend the walking distance to the station to about 11–13 minutes, you can still target brand-name condominiums from major developers in the 70 million yen range. Recently (at the time of recording), there were properties like the following available.
Proud City Urawa: A large-scale condominium about a 12-minute walk from the station. When I started living there, it was in the low 40 million yen range, but now it is around the 70 million yen range.
Proud Urawa Kishicho Gardenia: An 11-minute walk from the station, and while the building is nearly 20 years old (just barely under 20 years), it is a good condominium.
Urawa Yusuke: What I want you to consider here is whether the benefits you receive from living in Urawa are really that different between a shiny property over 100 million yen and a decent condominium in the 60 to 70 million yen range.
Sunde Minami: Indeed, you can enjoy the same base living environment, such as the commercial facilities in front of the station, public safety, and popular school districts.
Urawa Yusuke: That is exactly right.
The price changes by tens of millions of yen based on the building age and a few minutes of walking distance.
If you convert that into monthly payments, it changes by tens of thousands of yen.
If you have that extra money, you can increase family trips from once to twice a year, and increase your children's extracurricular activities from two to three.
I think it is a smart choice that can maximize QOL (Quality of Life).
5-2. [Strategy ②] The "Flagship/Asset Value-Oriented" Approach Representing the Region
Urawa Yusuke: For power couples and wealthy individuals with ample budgets, I recommend the region's top-tier flagship properties, saying, "Why not just buy what you want to buy?"
For example, a 12th-floor 3LDK (109 million yen) in a certain famous brand condominium that appeared recently had excellent room specifications and location.
Sunde Minami: If your budget reaches 90 million to over 100 million yen, is "the best thing" the correct answer?
Urawa Yusuke: That is correct.
Comparing these "two polar axes" with your own budget and values, and deciding which stance to take, is the first step to conquering Urawa.
6. The Magic of the "North Exit Route" and Targets for Mid-Sized Properties Taught by a Local Pro
6-1. A Beautiful Commuting Route Spreading from the "Atre North Exit"
Sunde Minami: While you are actively sharing information on Twitter (X), Yusuke-san, there is a micro-perspective that I personally found interesting. Is the "North Exit" of Urawa Station a good target?
Urawa Yusuke: Yes, it is a good target.
If you walk it, I think you will understand its appeal!
In addition to the large central ticket gate, Urawa Station has an "Atre North Exit Gate" that is directly connected to the TSUTAYA bookstore.
There is a route where you exit here and walk home through a beautifully paved road called "Urawa Uramon-dori," and this place is wonderful.
Sunde Minami: Is that a route where you can go to and from the station without passing through the downtown area?
Urawa Yusuke: That is correct.
There is no roadside feel along the main street, and you can walk the entire way on a paved road lined with small individual shops and nice stores.
Actually, this North Exit route has a bit of magic where you arrive at the station 1 to 2 minutes faster than the "walking minutes to the station" indicated in real estate listings.
The reason why the aforementioned "Park Homes Urawa Nakacho (listed as an 8-9 minute walk)" sells at a high price is because of this Uramon-dori street, where there is a perceived walking time of "you can actually get there in about 6 minutes."
6-2. The #1 Recent Last-Minute Consultation: The Sense of Balance of "Wellith Takasago"
Urawa Yusuke: As a hidden masterpiece that can benefit from this North Exit/Uramon-dori route, there is "Ober Urawa Residence."
It is a rare mid-sized condominium in Urawa with over 100 units, the entrance driveway is spacious, the floor plan is beautifully out-framed, and it seems very comfortable to live in.
Sunde Minami: From the perspective of management and repairs, mid-to-large scale properties with over 100 units are also valuable.
Urawa Yusuke: That is correct. And recently (at the time of recording), we received many questions about the mid-sized new condominium on the west side as well,
Wellith Takasago'. Since it is being sold after completion, you can consider it by looking at the actual building, but for this inflationary era, the pricing starting in the 80 million yen range was still 'easy on the eyes'.
Sunde Minami: So it became a landing spot for those who can't reach 'Urawa The Tower (over 100 million yen)' but want a clean, new or nearly new property on the west side.
Urawa Yusuke: Exactly. Because the balance is good, I think it is easy to consider in comparison with surrounding used properties.
7. Pitfalls of relocation you should know: 'The trap of household income and childcare fees'
Sunde Minami: Conversely, are there any points of caution?
Urawa Yusuke: I tell this to those considering moving from within Tokyo, but please check the 'burden of childcare fees'. Currently, Tokyo has generous child-rearing support, and the threshold for free childcare and burden reduction has progressed significantly. However, when you come to Saitama City (Urawa), in the highest household income bracket, there are cases where childcare fees cost several times more than in Tokyo.
Sunde Minami: I see... If you find out after moving from Tokyo, it's a blow to your life plan.
Urawa Yusuke: That is right. The fact that some families adopt the strategy of 'receiving the generous benefits of Tokyo while the children are small, and sliding into Urawa at the timing of being conscious of entering a public elementary school at age 5 or 6' is sometimes caused by this disparity in childcare fees and subsidies. Please be sure to compare your household income with the Saitama City calculation table before crossing the Arakawa River.
8. Comparison with surrounding areas (Saitama Shintoshin, Omiya, Kita-Urawa, Musashi-Urawa)
Sunde Minami: In searching for a home in Saitama, I also want to organize the 'differences in character' with surrounding stations that are rivals to Urawa.
8-1. Why is 'Saitama Shintoshin' stuck at 400,000 yen per tsubo? Inheritance money of the wealthy
Sunde Minami: It is often discussed on Twitter and elsewhere, but why is 'Saitama Shintoshin', which has an overwhelmingly beautiful cityscape, around 400,000 yen per tsubo instead of reaching 500,000 yen per tsubo like Urawa?
Urawa Yusuke: This is just my imagination, but I feel that the 'total amount of inheritance and gift money lying dormant locally' is a factor. If you walk around the town of Urawa, you will understand that there are areas with unusually large houses where you think, 'This must definitely be the mansion of a local dignitary!'
Sunde Minami: Those are wealthy landowners and affluent people unique to old, historic residential areas.
Urawa Yusuke: Yes. When I actually accompany people on viewings in Urawa or hear about the history of sales from brokerage firms, there are many salaryman households who say, 'My parents bought it in cash as a second house (for the couple to be near their children)' or 'My budget increased by 10 to 20 million yen due to housing fund gifts from my parents.' Urawa is the station where the wealthy money of Northern Kanto and Saitama and the generous support money of the parent generation are most likely to flow. Because Shintoshin is a new town, I have the impression that this price-pushing power from 'family wealth' does not work as much as it does in Urawa.
8-2. Omiya, Kita-Urawa, and the troublesome Musashi-Urawa
Sunde Minami: How about other stations?
Urawa Yusuke: Yes, I will talk about them individually.
Omiya: Commercial convenience is outstanding, but because of the red-light district on the east side and the cluttered atmosphere at night, it does not compete much with Urawa because the nature is too different for those who prioritize 'public safety and educational environment' above all else.
Saitama Shintoshin: Because there are few izakayas, privately-run small restaurants, or red-lantern style shops, adults who like eating out and drinking feel a bit unsatisfied when they live there and sometimes come to Urawa to drink.
Kita-Urawa/Minami-Urawa: These areas function as targets for those who think, "Urawa is too expensive, but I want to get my children into branded school districts like Tokiwa Elementary and Junior High," looking for flagship properties (such as Proud Kita-Urawa) at prices in the high 3 million to just under 4 million yen per tsubo.
Musashi-Urawa: This is based on the Saikyo Line, which is a different consideration axis from other stations based on the Keihin-Tohoku Line and others. While the convenience in front of the station is high, the prices of some properties compete with Urawa's "practical properties." If you were to compare them, it would come down to the congestion of the Saikyo Line or your preference for the type of station-front environment (the convenience of having large stores like Don Quijote or Nitori), but it is a difficult position to compare purely.
9. Summary: Why those considering Tokyo should "cross the Arakawa River" and look at Urawa
Sunde Minami: We've heard a lot of stories, and in the current frenzied market in the Tokyo metropolitan area, the unique position that Urawa holds has been highlighted once again.
Urawa Yusuke: I really think so.
Even if you look in Tokyo now for a place where "both husband and wife are satisfied, the environment and public safety are good, the area in front of the station is prosperous, and the budget is 70 to 80 million yen...", the options have become scarce.
But, if you look just a little bit across the Arakawa River at "Urawa," you can get a "highly comprehensive city" and "branded condominiums" with quality that overwhelms average stations in Tokyo for a budget of around 4 million yen per tsubo or even less.
Sunde Minami: I really want people who are stuck in their home search in Tokyo to try walking around the city of Urawa once.
By the way, what kind of characteristics do the people who consult with you, Yusuke-san, have?
Urawa Yusuke: People who consider Urawa are very thorough in researching information themselves and have already finished organizing the issues, and they are very intense people who
"want a final push"
or
"want a second opinion"
(laughs). I think the city's self-governance is stable precisely because it is a city with many clever people who can make decisions on their own.
Sunde Minami: Yusuke-san, thank you for the deep A to Z of Urawa today!
Please also register for the Sunde Urawa LINE, where Urawa Yusuke delivers the latest information.