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[Assessed 130.7%] Detached house in Edogawa, Tokyo — 13 min from Shin-Koiwa Sta.
Assessed 130.7%Detached houseEdogawa, TokyoShin-Koiwa Sta. 13 min walk

[Assessed 130.7%] Detached house in Edogawa, Tokyo — 13 min from Shin-Koiwa Sta.

Published: Aug 11, 2026Updated: Sep 9, 2026

Property Overview

LocationEdogawa, Tokyo
Nearest StationJR Sobu Line Shin-Koiwa Sta.
Walk13 min walk
Assessed Ratio130.7%Assessed 130.7%
Price¥12,900,000
TypeDetached house
Expected Yield5.06%
StructureWooden
BuiltBuilt Jun 1966 (60 years old)
Land Area55.89㎡
Building Area35.6㎡

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¥12,900,000View listing

Assessed Value Breakdown

Land assessed value¥16,859,700
Building assessed value¥0
Total assessed value¥16,859,700
Asking price¥12,900,000
Assessed ratio130.7%

Calculation basis

  • Land assessed value was entered manually by the operator.
  • Building = replacement cost ¥220,000/m² × floor area 35.6m² × remaining life 0y ÷ statutory life 22y
  • Built Jun 1966 (60 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +11.9%
YearRoad price (JPY/m²)YoY
2024295,000—
2025310,000+5.1%
2026330,000+6.5%

※ 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 spotted a station coordinate mixed into the listing data, fixed the location with the true property coordinates, and deducted the larger end of the stated setback range.

Locating the road price

Matsushima 3-chome has different price bands north and south, so we fixed the position by coordinates. The listing HTML carries two coordinate pairs; one turned out to be Shin-Koiwa Station itself, so we adopted the other, whose distance from the station matches the 13-minute walk. The representative value is ¥330,000/m²; even the band's ¥285,000/m² floor gives 107.9%.

View source
Effective land area

The frontage is a 2.3 m private road, under 4 m, so a setback applies. The listing gives the setback as a range of 3.5–4.8 m², so we deducted the larger 4.8 m² from the registered 55.89 m² and valued the land on 51.09 m² — 124.9% on the conservative side versus 128.2% had we deducted 3.5 m².

On-site check from photos

The listing has a single exterior photo, but the frontal view onto the private road captures the foundation, the concrete apron and the lane paving in one frame, allowing the approach to be assessed. The apron and lane are nearly level and the entrance is reached without a step; the 20–25 cm concrete band is the building's footing, not an earth retainer.

What We Could Not Confirm

  • With only one exterior photo, the rear and side boundaries could not be checked. All equipment fields are undisclosed and handover is on an as-is basis — we recommend inspecting on site.
  • The listing does not state any share in the private road or whether excavation consent exists.

※ 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

Energy Super Tajima
10 min walk from the station

A food supermarket in the Matsushima / Shin-Koiwa area.

Source
Acore
15 min walk from the station

A discount food supermarket in the Matsushima area.

Source
FamilyMart
10 min walk from the station

A convenience store in the Matsushima area.

Source

Neighborhood ② Dining Near the Station

Bamiyan
15 min walk from the station

A Chinese family restaurant chain.

Source
Jonathan's
16 min walk from the station

A family restaurant chain.

Source

About This Property

A detached house a 13-minute walk from Shin-Koiwa Station on the JR Sobu Line, in Matsushima 3-chome, Edogawa Ward. Shin-Koiwa is served by Sobu Line rapid trains, putting Tokyo Station about 20 minutes away, and Shapo Shin-Koiwa sits right by the station.

The house was built in June 1966: a two-story wooden structure with a 3K layout and 35.60 sqm of floor area, with its main aspect facing southwest. The land is 55.89 sqm (registry) freehold. It is currently tenanted, with expected annual rent of 684,000 yen and a gross yield of 5.06%.

The inheritance-tax roadside land price is 330,000 yen/sqm. The fronting private road is only 2.3m wide, so a setback is required; deducting the listing's upper figure of 4.8 sqm leaves an effective site of 51.09 sqm and a land assessed value of about 16.86 million yen. The building's assessed value is zero at 60 years old, giving an assessed-value ratio of 124.9% against the 13.5 million yen price.

The roadside price has risen for three consecutive years from 295,000 yen in 2024 (+11.9% cumulative). Please see the research notes below regarding the setback assumptions and the fact that only one exterior photo is available.

Estimated Financing

Assessed value ¥16,859,700 → estimated loan ¥12,900,000 (100% of the asking price)

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

Suggested Lenders

静岡銀行
Regional bankLand-value focusedStrong with detached housesGood with older buildings
本業年収700万円以上が検討対象。 相続税路線価から算出した「土地の積算」が60%以上出ていれば、基本的にフルローンとなる。 修正後バランスシートも重視しており、属性枠だけで終了する訳ではない為、可能な限り「土地」が高積算の物件を買い進めていきたい。
L&Fアセットファイナンス
Non-bank lenderLand-value focusedStrong with detached housesGood with older buildings
土地値が出る築古系が得意。 属性はほぼ問わない。 どんなに担保評価が付いたとしても8割融資が目安。 建物の価値に対してはほぼ担保評価を付けてくれない為、新築や築浅の物件は要注意。 但し、建売の売れ残りや変形地等の場合は、土地が広くて担保評価が伸びたり、賃料が高くて収益還元評価が伸びたりして、思わずハマるケースがある。 また、産休中でも行けた、貴重な存在の金融機関である。
関西みらい銀行
Regional bankAssessed-value focusedStrong with detached houses
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。

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

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