![[Assessed 85.7%] Apartment building in Setagaya Ward, Tokyo — 13 min from Kyodo Sta.](https://img.rakumachi.jp/c/property/juVMd3RxMmtS2jixtxIASw__/116889257)
[Assessed 85.7%] Apartment building in Setagaya Ward, Tokyo — 13 min from Kyodo Sta.
Property Overview
| Location | Setagaya Ward, Tokyo |
| Nearest Station | Odakyu Odawara Line Kyodo Sta. |
| Walk | 13 min walk |
| Assessed Ratio | 85.7%Assessed 85.7% |
| Price | ¥59,800,000 |
| Type | Apartment building |
| Expected Yield | 5.67% |
| Structure | Wooden |
| Built | Built Jun 1990 (36 years old) |
| Land Area | 91.56㎡ |
| Building Area | 99.02㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Rakumachi | ¥59,800,000LowestView listing |
| Rakumachi | ¥63,800,000View listing |
※ Listed prices differ between sites — a price cut may not be reflected everywhere yet. The lowest listed price is used as the price in this article.
Assessed Value Breakdown
| Land assessed value | ¥51,273,600 |
| Building assessed value | ¥0 |
| Total assessed value | ¥51,273,600 |
| Asking price | ¥59,800,000 |
| Assessed ratio | 85.7% |
Calculation basis
- Land = road price ¥560,000/m² × land area 91.56m²
- Building = replacement cost ¥220,000/m² × floor area 99.02m² × remaining life 0y ÷ statutory life 22y
- Built Jun 1990 (36 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +12.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 500,000 | — |
| 2025 | 530,000 | +6.0% |
| 2026 | 560,000 | +5.7% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than reproducing the listing as-is, we counted the distribution of road prices within the district on the FY2026 map and checked that the choice of representative value would not change the conclusion.
What We Could Not Confirm
- There is no photo taken square-on to the frontage road, and the listing's frontage field is blank. We recommend confirming the direction and width of the road, and whether a setback applies, from the documents and on site.
- If the frontage road is an Article 42(2) road, the setback would reduce the land area used in the valuation and lower the assessed ratio.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
An apartment building in Sakura 2-chome, Setagaya Ward, Tokyo, a 13-minute walk from Kyodo Station on the Odakyu Odawara Line. Miyanosaka Station on the Tokyu Setagaya Line is also 12 minutes on foot, giving access to two lines. In front of Kyodo Station are Ozeki Kyodo Ekimae and Life Kyodo, so the shopping environment is well covered. It is a quiet residential area zoned Category I Low-Rise Exclusive Residential.
Built in June 1990, the building is wooden and two storeys with four units in total: one 1R, two 1DK and one 2DK, with floor areas of 23.00 to 27.00 sqm aimed at single occupants. The land is 91.56 sqm (registry) and the total floor area 99.02 sqm. It is currently tenanted, with a gross yield of 5.67% and projected annual income of 3.406 million yen. The land is held in freehold.
The 2026 inheritance-tax roadside land value is 560,000 yen/sqm, putting the land assessment at roughly 51.27 million yen. Built in 1990 the building is 36 years old, beyond the 22-year statutory useful life for wooden construction, so it assesses at zero. The assessed value is therefore land only at about 51.27 million yen, or 85.7% of the 59.80 million yen asking price. The roadside value has risen 12.0% in three years from 500,000 yen/sqm in 2024.
Even valuing the building at zero, the land assessment accounts for 85% of the price — this is a land-value proposition. Roadside land values in Setagaya Ward have risen three years running. The road frontage field is blank, so we recommend confirming the direction and width of the frontage road and whether a setback applies on site.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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