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[Assessed 81.3%] Land in Adachi Ward, Tokyo — 13 min from Nishiarai Sta.
Assessed 81.3%LandAdachi Ward, TokyoNishiarai Sta. 13 min walk

[Assessed 81.3%] Land in Adachi Ward, Tokyo — 13 min from Nishiarai Sta.

Published: Aug 8, 2026Updated: Sep 16, 2026

Property Overview

LocationAdachi Ward, Tokyo
Nearest StationTobu Isesaki Line Nishiarai Sta.
Walk13 min walk
Assessed Ratio81.3%Assessed 81.3%
Price¥70,300,000
TypeLand
Land Area244.75㎡

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.

athome¥70,300,000View listing

Assessed Value Breakdown

Land assessed value¥57,135,000
Building assessed value-
Total assessed value¥57,135,000
Asking price¥70,300,000
Assessed ratio81.3%

Calculation basis

  • Land assessed value was entered manually by the operator.

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +8.3%
YearRoad price (JPY/m²)YoY
2024240,000—
2025250,000+4.2%
2026260,000+4.0%

※ 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 read the address plate on the gate post in the photos to fix the location, then measured the plot drawing to deduct the pole of this flagpole plot.

Locating the road price

Enlarging the gate post plate in the photos let us read the address — Shimane 1-chome block 13 — directly, and match it to block 13 on the road price map. We used the ¥260,000/m² along the south side of the block, corresponding to the listed frontage "south, 6.0 m public road", tracking the same road across all three years.

View source
Effective land area

The photos suggest around 15 m of frontage, contradicting the listed 2.2 m of contact, so we enlarged the plot drawing, traced the heavy boundary lines and measured the areas. The wide roadside section turned out to be a separate parcel outside the sale; this property is a flagpole plot with a 2.25 m by roughly 10.7 m pole. We deducted an estimated 25 m² and valued the land on 219.75 m².

On-site check from photos

We examined two site photos and the plot drawing. The cleared plot is completely level with the frontage road, with no retaining wall, step, stepped approach or slope — matching the "flat" terrain field.

Listing check

This is a tender sale: the displayed ¥70.3M is the minimum price, and the highest bidder wins on the tender date. A price rise of only about 1.6% would push the assessed ratio below 80% — a borderline level.

What We Could Not Confirm

  • The conclusion moves with the estimated pole area: a 21 m² deduction gives 82.8%, 30 m² gives 79.4%, straddling the 80% line. We recommend confirming the pole area against a finalized survey drawing.
  • The listing markets the plot as apartment land, but with a 2.25 m pole this is a lane-access site, so whether and at what scale an apartment building is permitted needs checking against local ordinances. A detached house appears to satisfy the requirements.

※ 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

Seiyu
11 min walk from the station

A supermarket the seller describes as a 2-minute walk from the property.

Source
Welcia
11 min walk from the station

A drugstore the seller describes as a 2-minute walk from the property.

Source
Adachi Shimane Post Office
9 min walk from the station

372 m from the property. Distance as given by the source listing.

Source

Neighborhood ② Dining Near the Station

焼肉食べ放題 感激どんどん 梅島店
2 min walk from the station

About 94 m from the centre of the district. A restaurant. Location confirmed on OpenStreetMap.

Source
和食さと
3 min walk from the station

About 233 m from the centre of the district. A restaurant. Location confirmed on OpenStreetMap.

Source

About This Property

A plot of land for sale in Shimane 1-chome, Adachi Ward, a 13-minute walk from Nishiarai Station on the Tobu Isesaki Line and 12 minutes from Umejima Station. A Seiyu supermarket and a Welcia drugstore are 2 minutes' walk away, and Umejima Daiichi Elementary School is 545 m. Nishiarai is an express stop, keeping access to central Tokyo workable.

The land is 244.75 sqm (74.03 tsubo) held in freehold, in an urbanisation promotion area zoned Category I Mid/High-Rise Exclusive Residential (60% building coverage, 200% floor area ratio). The current state is noted as having a building, but handover is as cleared land and the photographs already show it levelled. The site and frontage road are completely flat, with no retaining wall, step or stepped access.

The inheritance-tax roadside land value for the frontage is 260,000 yen/sqm. As this is a flagpole plot, calculating on the effective site of 219.75 sqm after deducting about 25 sqm for the pole portion, the land assesses at roughly 57.14 million yen, or 81.3% of the 70.30 million yen minimum sale price. The roadside value has risen three years running from 240,000 yen in 2024 (up 8.3% in total).

This is sold by tender, so the final price is undetermined. Please review the research notes below along with the listing page.

Estimated Financing

Assessed value ¥57,135,000 → estimated loan ¥57,130,000 (81% of the asking price)

※ Actual loan availability, amounts and terms are subject to each bank's screening.

Suggested Lenders

関西みらい銀行
Regional bankAssessed-value focusedStrong with lands
土地から新築OK。 築古過ぎず、好立地で積算割合が高く、キャッシュフローが回る物件であれば、検討対象となる。 産休中はNG。 築古過ぎる場合は、信用金庫・信用組合のセゾンファンデックス保証付の不動産担保ローンが適す。
滋賀銀行
Regional bankAssessed-value focusedStrong with lands
土地から新築OK。 好立地で積算割合が高く、キャッシュフローが回る物件であれば、検討対象となる。 但し、産休中はNG。
信用金庫・信用組合のセゾンファンデックス保証付の不動産担保融資
Shinkin bankAssessed-value focusedStrong with lands
築古でも可。 築年数は問わず、土地の積算さえ出ていれば、20年程度の期間で融資してくれるケースが多い。 但し、立地が良くないと、担保評価が付かず取扱不可となる。 新築や築浅に関しても、建物の価値を適切に判断してくれる為、やりやすい。

※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.

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