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[Assessed 96.3%] Building Plot a 20-Minute Walk from Ishikawacho Station, Minami-ku, Yokohama
Listing endedAssessed 96.3%LandMinami-ku, Yokohama, KanagawaIshikawacho Sta. 20 min walk

[Assessed 96.3%] Building Plot a 20-Minute Walk from Ishikawacho Station, Minami-ku, Yokohama

Published: Aug 11, 2026Updated: Sep 16, 2026

Property Overview

LocationMinami-ku, Yokohama, Kanagawa
Nearest StationJR Negishi Line Ishikawacho Sta.
Walk20 min walk
Assessed Ratio96.3%Assessed 96.3%
Price¥11,500,000
TypeLand
Land Area88.77㎡

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.

SUUMO¥11,500,000View listing

Assessed Value Breakdown

Land assessed value¥11,070,000
Building assessed value-
Total assessed value¥11,070,000
Asking price¥11,500,000
Assessed ratio96.3%

Calculation basis

  • Land assessed value was entered manually by the operator.

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: ±0.0%
YearRoad price (JPY/m²)YoY
2024135,000—
2025135,000±0.0%
2026135,000±0.0%

※ 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 deducted the larger of two conflicting setback figures and verified three years of road prices down to a pixel-level comparison of the maps.

Effective land area

The plot drawing says "approx. 6.77 m²" of setback while the restrictions say "6.7 m² required", so we deducted the larger 6.77 m² from the registered 88.77 m², valuing the land on 82.00 m². The 1/7 co-owned share of the 322.56 m² private road is a separate parcel and is neither deducted nor added.

Locating the road price

The coordinates in the listing HTML agree with official parcel "Heiraku 20" to about 8 m, placing the plot at Heiraku's eastern edge. We used the most common block-street value of ¥135,000/m². For the three-year history we compared identical map crops pixel by pixel: central Heiraku has been flat for three years. Even the lowest ¥120,000/m² band gives 85.6%.

View source
On-site check from photos

We reviewed the listing images at high resolution. The 2.3 m private road in front is flat asphalt with no slope or step, and the approach inside sits at about the same level. The wall along the road is a 0.6–0.8 m boundary wall with a continuous course of openwork blocks mid-height — not an earth retainer. The plot drawing shows a regular quadrilateral touching the road for about 8.4 m.

What We Could Not Confirm

  • At 2.3 m the private road is effectively impassable to vehicles. Rebuilding appears possible subject to the Article 42(2) setback, but the road is shared by seven owners, so whether excavation and passage consents are needed from the other six must be confirmed in advance.
  • Every photo shows only the road side and front; not one captures the rear or side boundaries. Heiraku is hilly, so please check the rear ground level on site.
  • Demolition of the old house is an additional cost.

※ 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

Lawson Yokohama Hiraku
17 min walk from the station

About 310m (a 4-minute walk) from the property. A convenience store, location confirmed on OpenStreetMap.

Source
Drug Yokohama Hiraku
17 min walk from the station

About 325m (a 4-minute walk) from the property. A drugstore, location confirmed on OpenStreetMap.

Source
Angel Hiraku
16 min walk from the station

About 435m (a 6-minute walk) from the property. A food supermarket, location confirmed on OpenStreetMap.

Source

Neighborhood ② Dining Near the Station

Habotan
16 min walk from the station

About 340m (a 5-minute walk) from the property. A ramen restaurant, location confirmed on OpenStreetMap.

Source
Kisoba Tamuraya
15 min walk from the station

About 446m (a 6-minute walk) from the property. A soba restaurant, location confirmed on OpenStreetMap.

Source
Miyoshi Chaya
13 min walk from the station

About 683m (a 9-minute walk) from the property. A cafe, location confirmed on OpenStreetMap.

Source

About This Property

A building plot in Hiraku, Minami-ku, Yokohama, a 20-minute walk from Ishikawacho Station on the JR Negishi Line. Ishikawacho adjoins Motomachi and Chinatown and is two stops from Yokohama on the Negishi Line; Yamate Station and Isezaki-chojamachi on the Blue Line subway are also within walking distance, giving a choice of three stations. A Lawson is a 4-minute walk away and an Angel supermarket 6 minutes.

The land is 88.77 sqm (26.85 tsubo, per the registry) freehold, zoned as residential land with no construction tie-in. It sits in a Category I low-rise exclusive residential district with a 60% building coverage ratio and 100% floor area ratio, within a quasi-fire-prevention zone. An old house stands on the plot, which fronts a private road 2.3m wide to the south-west along about 8.4m; a share of that road is acquired separately.

The inheritance-tax roadside land price is 135,000 yen/sqm. Using the effective plot area of 82.00 sqm after the setback deduction, the land's assessed value is about 11.07 million yen — an assessed-value ratio of 96.3% against the asking price of 11.5 million yen. The roadside price has held flat at 135,000 yen for three years.

Note that the fronting road is only 2.3m wide and a setback is required. See the research notes below for details.

Estimated Financing

Assessed value ¥11,070,000 → estimated loan ¥11,070,000 (96% 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.

Listing endedThe listing for this property has ended. The information reflects the time of listing and the property is no longer available.

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