---
title: "Tokyo Class A office rents and incentives"
description: "Class A asking rents, concessions, free rent, and tenant improvement allowances in Tokyo."
canonical: https://classa.info/cities/tokyo/rents-and-incentives
pageType: city-topic
lastUpdated: 2026-04-15T00:00:00.000Z
license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)."
---

> Headline Class A rent in Tokyo is around ¥50,000/tsubo/mo · ≈ $113 PSF/yr USD, with 4 months of typical rent-free on a 5-year term.

## TL;DR

- Headline Class A rent: ¥50,000/tsubo/mo · ≈ $113 PSF/yr USD.
- Trophy submarket rents (Marunouchi & Otemachi) push to roughly ¥55,000/tsubo/mo · ≈ $124 PSF/yr USD.
- Typical concessions on a 5-year deal: 4 months free rent.
- Vacancy stands at 4.6% — market trend is rising.
- Use effective rent (face minus PV of concessions), not headline, to compare deals.

# Tokyo Class A office rents and incentives

**Headline [Class A](/glossary/class-a) rent in Tokyo is around ¥50,000/[tsubo](/topics/apac-lease-conventions)">tsubo/mo · ≈ $113 PSF/yr USD, with 4 months of typical rent-free on a 5-year term.**

## TL;DR

- Headline Class A rent: ¥50,000/tsubo/mo · ≈ $113 PSF/yr USD.
- Trophy submarket rents (Marunouchi & Otemachi) push to roughly ¥55,000/tsubo/mo · ≈ $124 PSF/yr USD.
- Typical concessions on a 5-year deal: 4 months free rent.
- Vacancy stands at 4.6% — market trend is rising.
- Use [effective rent](/glossary/effective-rent) (face minus PV of concessions), not headline, to compare deals.

## Headline rent vs. effective rent

Asking rents in Tokyo are quoted in JPY per sqft per year. Across the broad Class A index the figure is 50000, but the trophy tier in Marunouchi & Otemachi reaches roughly ¥55,000/tsubo/mo · ≈ $124 PSF/yr USD. Always discount [headline rent](/glossary/headline-rent) by the present value of free rent and [tenant improvement](/topics/us-tia-strategy) allowance to land on effective rent — the only number that compares cleanly across deals.

## Rent-free and TI

Standard Tokyo concessions on a 5-year Class A lease run to 4 months of base-rent abatement. Trophy lease-ups can push rent-free 25–40% above that benchmark. Local cost-of-occupancy is also shaped by tax — Effective corporate tax rate 30.6% (national + local). Tokyo Metropolitan corporate inhabitant tax adds a meaningful local component.

## Where rents land by submarket

Marunouchi & Otemachi sits at the top end (~¥55,000/tsubo/mo · ≈ $124 PSF/yr USD). Shibuya clears around ¥45,000/tsubo/mo · ≈ $102 PSF/yr USD as the prime tier.  The full submarket map is on the Tokyo city page.

## Key facts

| city | Tokyo|
| country | Japan|
| region | APAC|
| classARentLocal | ¥50,000/tsubo/mo · ≈ $113 PSF/yr USD|
| classARentUsd | $113/sqft/yr|
| vacancy | 4.6%|
| typicalLeaseYears | 5|
| typicalRentFreeMonths | 4|
| submarkets | 6|
| primeYieldPct | 3%|
| trophyRent | ¥55,000/tsubo/mo · ≈ $124 PSF/yr USD|
| primeRent | ¥45,000/tsubo/mo · ≈ $102 PSF/yr USD|

## Frequently asked questions

****What is the average Class A rent in Tokyo?****
: Around ¥50,000/tsubo/mo · ≈ $113 PSF/yr USD across the broader Class A index. Trophy submarkets like Marunouchi & Otemachi command 20–40% above that.

****How many months of rent-free are normal in Tokyo?****
: 4 months on a 5-year deal is the standard benchmark. Lease-up product or tenants with strong covenant strength can push higher.

****Are rents rising or falling in Tokyo?****
: The Tokyo Class A market is currently rising. Vacancy is 4.6%, which sets the negotiating context.

## Editorial provenance

Reviewed by [**Kenji Watanabe**](/about/authors/kenji-watanabe) — APAC contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards).

### Primary sources for this page

- [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE
- [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL
- [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield
- [Savills World Research](https://www.savills.com/research_articles/) — Savills
- [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers

[Full sources index](/about/sources) · [Submit a correction](/about/corrections)

## Related topics

- [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal.
- [**US TIA Strategy**](/topics/us-tia-strategy) — How to negotiate, draw down, and account for US tenant improvement allowances (TIA).

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Citation: Source: Class A Atlas (https://classa.info/cities/tokyo/rents-and-incentives), updated 2026-04-15T00:00:00.000Z.