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[Assessed 116.6%] Detached house in Higashimurayama, Tokyo — 18 min from Higashimurayama Sta.
Assessed 116.6%Detached houseHigashimurayama, TokyoHigashimurayama Sta. 18 min walk

[Assessed 116.6%] Detached house in Higashimurayama, Tokyo — 18 min from Higashimurayama Sta.

Published: Updated:

Property Overview

LocationHigashimurayama, Tokyo
Nearest StationSeibu Shinjuku Line Higashimurayama Sta.
Walk18 min walk
Assessed Ratio116.6%Assessed 116.6%
Price¥50,000,000
TypeDetached house
StructureReinforced concrete (RC)
BuiltBuilt Mar 1994 (32 years old)
Land Area198.35㎡
Building Area252.02㎡

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¥50,000,000LowestView listing
Kenbiya¥52,000,000View 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¥31,736,000
Building assessed value¥26,542,532
Total assessed value¥58,278,532
Asking price¥50,000,000
Assessed ratio116.6%

Calculation basis

  • Land = road price ¥160,000/m² × land area 198.35m²
  • Building = replacement cost ¥330,000/m² × floor area 252.02m² × remaining life 15y ÷ statutory life 47y
  • Built Mar 1994 (32 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +6.7%
YearRoad price (JPY/m²)YoY
2024150,000—
2025155,000+3.3%
2026160,000+3.2%

※ 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 repeating the listing, we checked the 2026 inheritance-tax road price map and both listings of this property to verify the price, the rent and the road price one by one.

Listing check

The same property appears on two portals, Rakumachi and Kenbiya, through different originating agencies, and the terms differ. Rakumachi lists 50 million yen with projected annual income of 3.0 million yen (250,000 a month); Kenbiya lists 55 million yen with 3.12 million yen (260,000 a month). Closing the 5 million yen price gap through the 120,000 yen annual rent difference would take 41.7 years, so this page uses the cheaper Rakumachi terms.

Locating the road price

We identified the frontage road for block 36 on the 2026 road price map. 3-chome Kumegawa-cho spans four map sheets and block 36 straddles sheets 62072 and 62059. We took the road along the north side of block 36 at the bottom of sheet 62059, which reads consistently across three years: 150,000 yen/sqm in 2024, 155,000 in 2025 and 160,000 in 2026. A parallel road nearby is easy to confuse with it, so we cross-checked the shape across all three years.

View source
On-site check from photos

We opened one exterior photo from Rakumachi and two from Kenbiya to walk the perimeter. The built-in garage floor runs continuously into the road so the car enters without a step, and the entrance has just one step up to the concrete floor. We measured the low wall on the road side at 0.5 to 0.6 m using two references: a rubbish bag left at the corner and the tyre diameter of the parked car. One-metre laser survey data also put the surrounding ground at 69.1 to 70.2 m, confirming flat terrain.

Rights and restrictions

The 198.35 sqm site with a 100% floor area ratio permits 198.35 sqm of floor space, but the building has 252.02 sqm — about 54 sqm over. Even allowing the exemption for a built-in garage it does not fit, so a rebuild would most likely not reproduce the current size.

Effective land area

The listing notes that the site comprises two registered parcels and that a separate plot registered as farmland (2.52 sqm) is also owned. We have not added the farmland to the residential area and calculate on the listed 198.35 sqm.

What We Could Not Confirm

  • The frontage field is blank on both listings, so the width and orientation of the roads are unknown. The photos do confirm it is a corner plot facing roads on two sides.
  • The owner stays on under a sale-and-leaseback, so the projected annual income of 3.0 million yen is a set figure rather than an actual letting record.
  • The listing states that viewing is not possible while the owner is in residence, so the interior could only be checked from photographs.

※ 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

7-Eleven Higashimurayama Kumegawa-cho 3-chome
11 min walk from the station

About 318 m from the centre of the district. A convenience store. Location confirmed on OpenStreetMap.

Source
Depot Higashimurayama
16 min walk from the station

About 407 m from the centre of the district. A supermarket. Location confirmed on OpenStreetMap.

Source
Super Ozam
10 min walk from the station

About 439 m from the centre of the district. A supermarket. Location confirmed on OpenStreetMap. OpenStreetMap has no branch name registered, so only the chain name is given.

Source

Neighborhood ② Dining Near the Station

Saizeriya Higashimurayama
10 min walk from the station

About 375 m from the centre of the district. A family restaurant. Location confirmed on OpenStreetMap.

Source
Gyoza-ichi
10 min walk from the station

About 391 m from the centre of the district. A Chinese restaurant. Location confirmed on OpenStreetMap.

Source

About This Property

A resale detached house at 3-36-15 Kumegawa-cho, Higashimurayama, Tokyo, an 18-minute walk from Higashimurayama Station on the Seibu Shinjuku Line. A convenience store is 318 m from the centre of the district and a supermarket 407 m.

The land is 198.35 sqm (60 tsubo) and the reinforced-concrete two-storey building has a floor area of 252.02 sqm. It was built in March 1994. The land is freehold, zoned Category I exclusively low-rise residential with a 50% building coverage ratio and 100% floor area ratio. It is a corner plot fronting roads on two sides, with a built-in garage the car enters without a step. The owner is living there under a sale-and-leaseback arrangement; projected annual income is 3.0 million yen (250,000 yen a month), a gross yield of 6.00%.

The inheritance-tax road price on the frontage is 160,000 yen/sqm. The land assessed value comes to 31.73 million yen and the building to 26.54 million yen, 58.27 million yen in total, an assessed ratio of 116.6%. Against the 47-year statutory life for reinforced concrete the building is 32 years old, so 15 years of life remain. The road price has moved 150,000 yen in 2024, 155,000 yen in 2025 and 160,000 yen in 2026, a rise of 6.7% over three years.

Please note: the same property is also listed by a different agency at a different price, and the building exceeds the permitted floor area ratio. Please read the research notes.

Estimated Financing

Assessed value ¥58,278,532 → estimated loan ¥50,000,000 (100% 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 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。
滋賀銀行
Regional bankAssessed-value focusedStrong with detached houses
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 detached houses
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.

Ask About This PropertyWe offer purchase consultation, brokerage and consulting services.Found an error in this listing? Let us know here

Learn About Assessed Value and Financing

Our blog explains the basics you need to read the numbers on this page.

不動産担保ローンとは？手持ちの不動産で次の物件を買う方法
不動産担保ローン

不動産担保ローンとは？手持ちの不動産で次の物件を買う方法

不動産担保ローンは、持っている不動産を担保にお金を借りるローンです。仕組みや借りられる金額の目安、次の物件購入に使う方法、メリット・デメリットを解説します。

積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説
不動産担保ローン

積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説

積算評価（担保評価）とは、銀行が物件の担保価値を土地と建物から計算する方法です。計算式・再調達価格・法定耐用年数の目安、路線価を使った調べ方、融資が付きやすい物件の特徴を計算例つきで解説します。

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