[Assessed 87.8%] Condominium building in Yamato, Kanagawa — 12 min from Yamato Sta.

The listing gives a yield of 9.70% at full occupancy, but the current yield written in the notes is 3.49%, with three of the five units let. The vacant units are said to have been refurbished in early June 2026, but the rents on the three let units are not disclosed.

Built in December 1988, the building has 10 of the 47 statutory years for reinforced concrete remaining, so it is assessed at 25.73 million yen — 42% of the 61.26 million yen total. The land alone would come to only 47.0%. Reinforced concrete sheds 1/47 of its life a year, so the assessed value falls by about 2.57 million yen annually.

The listing gives the address only to the chome, so we narrowed the block down from the exterior photographs and the building name, then confirmed it by matching the sequence of block symbols on the map against a measured block width of 93.5 m. On a corner plot the frontage road is 200,000 yen/sqm, but we took the conservative side road at 190,000 yen/sqm, which it meets over 14.8 m. The frontage figure would give 83.6%.

We opened three exterior shots and one of the frontage to check for steps. At the front the car park asphalt is flush with the road. There is a basement, but the photographs show the ground floor level with the road and three storeys stacked above it — not a sloped-site garage cutting through a retaining wall. Five-metre survey data also put the surrounding 160 m square within 0.5 m of level.

The land is 187 sqm with no deduction. Kenbiya lists land area excluding private roads by rule, and no private-road burden is noted separately. It is a corner plot meeting a 10.8 m public road on the south-west and a 4.0 m public road on the north-west, with no unbuildable access strip, so we used the listed area as it stands.