[Assessed 91.6%] Detached house in Suginami, Tokyo — 18 min from Eifukucho Sta.

A detached house in Matsunoki 1-chome, Suginami-ku, Tokyo, an 18-minute walk from Eifukucho Station on the Keio Inokashira Line. Shin-Koenji Station on the Tokyo Metro Marunouchi Line is also 22 minutes on foot, and a 7-minute bus ride reaches Eifukucho. Matsunoki elementary and junior high schools are within the district, and Wadabori Park adjoins it to the south.

The land is 56.74 sqm by the register and the wood-frame two-storey 4K building has a floor area of 67.76 sqm, built in December 1962. The land is freehold, the land category is residential, and zoning is Category 1 low-rise exclusive residential with a 40% building coverage ratio and 80% floor area ratio. It is currently tenanted under a fixed-term lease as an owner-change property, with rent of 113,000 yen a month and 1,356,000 yen a year — a gross yield of 4.75%.

Against the 28,500,000 yen asking price, the land assessed value at the inheritance-tax road price of 460,000 yen/sqm comes to 26.10 million yen — an assessed ratio of 91.6%. The building is 63 years old, well beyond the 22-year statutory life for wood construction, so its assessed value is zero. The road price has risen 15.0% over three years from 400,000 yen in 2024, a steep climb even by Tokyo standards.

Note, however, that with a 40% building coverage ratio and 80% floor area ratio, a rebuild would be substantially smaller than the current house — please see the research notes.