Roppongi Hills Residence D stands 12 floors above ground with two basement levels, completed in April 2003 as part of the Mori Building Company’s Roppongi Hills complex in Minato-ku (港区). The four-tower complex contains a total of 793 residential units across the A, B, C, and D towers, with D Tower offering primarily compact to mid-size configurations. Floor plans in D Tower span approximately 60 square meters for SLDK layouts to approximately 90 square meters for two-bedroom configurations. As of April 2026, the building operates under a dual-use model: short-term serviced apartments managed by Mori Living on select floors, and freehold condominium units (マンション, manshon in Japanese usage, meaning privately owned apartments) available for purchase on the resale market.

Tower Specifications and Physical Layout

Roppongi Hills Residence D occupies the eastern perimeter of the Roppongi Hills site, directly adjacent to the Keyakizaka (けやき坂) shopping and dining corridor. The tower’s reinforced concrete structure rises across 12 residential floors, with residential floors beginning on the third level. Basement levels house mechanical systems, storage lockers assigned to individual units, and access to nearby subway stations: Roppongi (六本木) station on the Hibiya Line (日比谷線) is approximately a five-minute walk, while Azabu-Juban (麻布十番) station on the Oedo Line (大江戸線) is approximately a three-minute walk.

Unit configurations in D Tower include SLDK and two-bedroom layouts as the primary offerings. SLDK units typically measure 60 to 80 square meters, and two-bedroom units 85 to 90 square meters. Ceiling heights range from 2.5 meters in standard units to 2.8 meters in upper-floor residences. Floor-to-ceiling windows are standard across all unit types, with double-glazed Low-E glass installed during the original 2003 construction.

Serviced Apartment Operations and Monthly Rental Rates

Mori Living, the serviced apartment division of Mori Building Company, operates a portion of Residence D’s inventory as furnished short-term rentals with minimum lease terms of one month. As of April 2026, monthly rental rates begin at ¥330,000 for studio units under a promotional rate applicable to move-ins through April 30, 2026, according to serviced apartment listings. Standard studio rates outside the promotional period range from ¥380,000 to ¥450,000 per month depending on floor level and view orientation.

Two-bedroom serviced apartments in Residence D are listed at ¥620,000 to ¥780,000 per month as of April 2026. Rental fees include weekly housekeeping service twice per week, daily breakfast service at the ground-floor dining lounge, unlimited access to the Roppongi Hills Spa facility (including 20-meter indoor pool, sauna, and fitness center), and all utilities excluding telephone and internet. A bilingual front desk operates 24 hours with concierge services for restaurant reservations, taxi dispatch, and parcel handling.

Furnished units include Simmons mattresses, Miele or Bosch kitchen appliances, washer-dryer combination units, and dining furniture. Kitchens are equipped with induction cooktops, built-in ovens, and dishwashers in units of 60 square meters or larger. The serviced apartment model attracts corporate relocations, particularly from financial services and consulting firms with Tokyo offices in Minato-ku and Chiyoda-ku (千代田区).

Freehold Condominium Sales Inventory and Pricing

Freehold ownership units in Roppongi Hills Residence D appear on the resale market with varying frequency. As of April 2026, active D Tower listings are limited, reflecting the tower’s lower floor count and smaller unit sizes that attract long-term owner-occupiers and corporate lessees. A confirmed active listing includes a two-bedroom unit of approximately 87.85 square meters listed at ¥589,000,000, marketed through Tokyo brokerages. An SLDK configuration in the 60–80 square meter range is also available at approximately ¥378,000,000.

Two-bedroom freehold units in Residence D typically transact between ¥368,000,000 and ¥490,000,000 depending on floor level, square meterage, and renovation status. Comparable recent transactions in adjacent Minato-ku towers include Hiroo Garden Hills East Hill B Building at ¥368 million for a 2LDK configuration and Park Court Jingu Kita-Sando The Tower at ¥490 million for a 2LDK layout. Larger configurations with three or more bedrooms are not confirmed in D Tower and are concentrated in the higher-rise A, B, and C towers of the complex.

Monthly management fees (管理費, kanri-hi) for freehold units average ¥1,800 to ¥2,200 per square meter, translating to approximately ¥180,000 per month for a 100-square-meter two-bedroom unit. Repair reserve funds (修繕積立金, shuuzen-tsumitate-kin) add an additional ¥800 to ¥1,200 per square meter per month. Property tax (固定資産税, kotei-shisan-zei) and city planning tax (都市計画税, toshi-keikaku-zei) combined typically total 1.7% of assessed value annually, recalculated every three years by the Tokyo Metropolitan Government.

Building Amenities and Shared Facilities

Roppongi Hills Residence D residents, both serviced apartment tenants and freehold owners, access the Roppongi Hills Spa on the second floor. The 1,200-square-meter facility includes a 20-meter indoor pool with lap lanes, dry sauna, steam room, Jacuzzi, and a fitness center with Technogym cardiovascular and strength equipment. Spa hours run from 6:00 to 23:00 daily. A separate health consultation room staffed by registered nurses operates weekdays from 9:00 to 18:00, offering blood pressure monitoring, body composition analysis, and referrals to nearby medical clinics.

The ground-floor lobby features 24-hour security staffing, parcel storage lockers, and a residents’ lounge with seating for 30. Bicycle parking for 150 units is located in the first basement level, with monthly assignments managed by the building management association (管理組合, kanri-kumiai). No dedicated automobile parking exists within Residence D itself; residents lease spaces in the adjacent Roppongi Hills parking structure at monthly rates of ¥60,000 to ¥80,000 depending on space size and proximity to elevators.

Guest suites available for short-term rental by residents are located on the fourth floor, with two units bookable at ¥18,000 per night for visiting family or business associates. Reservations are managed through the front desk with a maximum booking window of 90 days in advance.

Legal Structure and Ownership Considerations

Roppongi Hills Residence D operates as a 区分所有建物 (kubun-shoyuu-tatemono, sectional ownership building) under the Act on Building Unit Ownership of 1962, as amended. Each freehold unit is registered independently at the Tokyo Legal Affairs Bureau (東京法務局, Tokyo Houmu-kyoku) with a separate 登記 (touki, title registration). Land rights are held as 所有権 (freehold ownership) on both building and land, proportional to each unit’s exclusive floor area — a critical distinction for foreign buyers, as there is no leasehold expiry risk and units carry full collateral value for Japanese bank financing.

Foreign nationals without permanent residency (永住権, eijuuken) may purchase freehold units in Residence D without restriction, as Japanese law imposes no nationality-based limitations on real estate ownership. Financing through Japanese banks typically requires a minimum 30% down payment for non-permanent residents, with loan terms capped at 25 years and interest rates ranging from 1.8% to 2.6% as of April 2026 depending on borrower profile and lender.

The building management association, comprising all freehold unit owners, convenes annually to approve budgets, elect board members, and vote on major repairs. Quorum requires attendance or proxy representation from owners holding at least 50% of total floor area. Special resolutions for structural modifications require a two-thirds majority. Monthly management fees collected by the association fund common area maintenance, security staffing, insurance premiums, and reserve fund contributions.

Neighborhood Context and Comparable Inventory

Roppongi Hills Residence D sits within a 400-meter radius of multiple luxury residential towers completed between 2003 and 2024. Azabudai Hills Residence A and B, completed in November 2023, offer 1,400 units with floor plans ranging from 60 to 320 square meters, with transaction prices beginning at ¥480,000,000 for two-bedroom configurations. Atago Green Hills Forest Tower, a 42-story structure completed in 2001, maintains active resale inventory with two-bedroom units transacting between ¥320,000,000 and ¥450,000,000 depending on floor and condition.

The Roppongi (六本木) station complex serves approximately 120,000 passengers daily across the Hibiya Line and Oedo Line, with connections to Shibuya (渋谷) in 11 minutes, Ginza (銀座) in 9 minutes, and Tokyo Station (東京駅) in 18 minutes via transfers. Narita International Airport (成田国際空港) is accessible in 75 minutes via the Keisei Skyliner from Nippori (日暮里) station, reachable in 22 minutes from Roppongi. Haneda Airport (羽田空港) is 35 minutes via the Tokyo Monorail from Hamamatsucho (浜松町), 12 minutes from Roppongi on the Oedo Line.

International schools within a 3-kilometer radius include Nishimachi International School in Azabu (麻布), accepting students from pre-kindergarten through grade 9, and Tokyo International School in Minato-ku, offering an International Baccalaureate curriculum. The British School in Tokyo operates a campus in Shibuya-ku (渋谷区), approximately 4 kilometers west of Roppongi Hills. Medical facilities include Tokyo Midtown Clinic in the adjacent Tokyo Midtown complex, offering bilingual consultations in internal medicine, orthopedics, and dermatology.

Koukyuu is a private buyer’s advisory for distinguished Tokyo residences in Roppongi Hills, Azabudai Hills, and Minato-ku (港区), focused exclusively on transactions of ¥300 million and above. A licensed 宅建士 (takken-shi, Japan’s statutory real estate transaction specialist) personally handles every stage of the engagement, from the first consultation to the signing. Begin a private conversation at koukyuu.com/contact-us.