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[Assessed 92.0%] Tenanted House in Higashimurayama, Tokyo — 8 min from Seibuen Sta.
Assessed 92%Detached houseHigashimurayama, TokyoSeibuen Sta. 8 min walk

[Assessed 92.0%] Tenanted House in Higashimurayama, Tokyo — 8 min from Seibuen Sta.

Published: Aug 21, 2026Updated: Aug 21, 2026

Property Overview

LocationHigashimurayama, Tokyo
Nearest StationSeibuen Line Seibuen Sta.
Walk8 min walk
Assessed Ratio92%Assessed 92%
Price¥23,000,000
TypeDetached house
Expected Yield5.47%
StructureWooden
BuiltBuilt Nov 1979 (46 years old)
Land Area141㎡
Building Area107㎡

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¥23,000,000View listing

Assessed Value Breakdown

Land assessed value¥21,150,000
Building assessed value¥0
Total assessed value¥21,150,000
Asking price¥23,000,000
Assessed ratio92%

Calculation basis

  • Land = road price ¥150,000/m² × land area 141m²
  • Building = replacement cost ¥220,000/m² × floor area 107m² × remaining life 0y ÷ statutory life 22y
  • Built Nov 1979 (46 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +7.1%
YearRoad price (JPY/m²)YoY
2024140,000—
2025145,000+3.6%
2026150,000+3.4%

※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.

How We Checked This Property

The listing gives no chome, leaves the road-access field blank and carries only two images. We worked through how far the walking distance could narrow the chome, and how to corroborate a contradictory field.

Locating the road price

The listed address stops at "Noguchi-cho", with no chome. The map coordinates on the listing page are a town-level geocode, not the property. We therefore took the positions of chome 1 to 4 from the Geospatial Information Authority's address search and found that only 3-chome is consistent with the listed 8-minute walk to Seibuen Station, about 640 m. The others are 1.54 km, 1.35 km and 1.16 km away.

Locating the road price

We measured on sheet 62056 across Noguchi-cho 3-chome — the area around the municipal Kitayama primary school, the municipal Higashimurayama No. 4 junior high school and Yatai-ike playground. Most of the residential streets there are JPY 150,000 per sqm, a few are 155,000 and one is 145,000. We took the most common, 150,000. For the three-year series we matched the same streets on the same sheet one by one: 140,000, then 145,000, then 150,000.

View source
Locating the road price

We checked that being wrong about the chome would not change the conclusion. Across all of Noguchi-cho — four sheets — the residential streets run from JPY 145,000 to 200,000 per sqm, and even the bottom of that range gives 88.9%. Falling below 80% would need a street under JPY 131,000, and no such price exists anywhere in Noguchi-cho.

Rights and restrictions

The listing's urban planning field says "urbanisation control area", yet the zoning field gives Category 1 Low-Rise Exclusive Residential with a 40% coverage ratio and an 80% floor area ratio. Those two cannot both be true. Checking all four road price map sheets covering Noguchi-cho, the whole area is drawn as priced streets rather than a multiplier zone. Control areas are normally multiplier zones, so the urbanisation promotion area reading is the correct one and the listing appears to be in error.

On-site check from photos

The listing carries only an exterior photograph and a floor plan, and the exterior tops out at 200 by 222 pixels. Enlarging it and correcting the brightness shows a light car parked inside the plot, driven in from the road — so the difference in level between the road and the site is under a metre. The boundaries with the neighbouring plots are hidden behind a hedge and trees, so we could not check the retaining height on those sides.

What We Could Not Confirm

  • The listing's road-access field is blank, so the width, frontage and direction of the road are unknown. Nothing records the property as unable to be rebuilt, but whether it meets the access requirement needs checking with the agent.
  • The urban planning field contradicts the zoning. The road price map points to an urbanisation promotion area, but if it really were a control area the rebuild rules would need checking.
  • With only an exterior photograph and a floor plan, we could not check the retaining height at the boundaries with the neighbouring plots. We did not find the same property on any other site.
  • With no chome in the listing, we based the road price on the most common value among the residential streets of 3-chome, the only chome consistent with an 8-minute walk from the station.
  • The house is 47 years old. Its condition, repair history and the tenant's rent and contract terms are not stated.

※ 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

FamilyMart
8 min walk from the station

About 236 m from the site. A convenience store. Location confirmed on OpenStreetMap. OpenStreetMap has no branch name registered, so only the chain name is given. As the listed address stops at the town name, the distance is measured from the reference point for Noguchi-cho 3-chome.

Source
Big-A Higashimurayama Noguchicho
15 min walk from the station

About 409 m from the site. A supermarket. Location confirmed on OpenStreetMap. As the listed address stops at the town name, the distance is measured from the reference point for Noguchi-cho 3-chome.

Source

Neighborhood ② Dining Near the Station

Issui
9 min walk from the station

About 211 m from the site. A Japanese restaurant. Location confirmed on OpenStreetMap. As the listed address stops at the town name, the distance is measured from the reference point for Noguchi-cho 3-chome.

Source

About This Property

Three things about this listing could not be verified: the road-access field is blank, so we do not know the frontage road; there are only two images, an exterior shot and a floor plan, so we cannot see the boundaries with the neighbouring plots; and the urban planning field contradicts the zoning. What follows is on that basis.

A tenanted house in Noguchi-cho, Higashimurayama, Tokyo, an 8-minute walk from Seibuen Station on the Seibuen Line. A Japanese restaurant is about 211 m from the site, a convenience store about 236 m and a supermarket about 409 m.

Built in November 1979, it is a two-storey timber 5LDK with 141.00 sqm of land (registered) and 107.00 sqm of floor area. The land is held freehold; zoning is Category 1 Low-Rise Exclusive Residential with a 40% building coverage ratio and an 80% floor area ratio. It is sold tenanted, with expected annual income of JPY 1.26 million and a gross yield of 5.47%. Parking is included.

On 141 sqm at 40% coverage and 80% floor area, a rebuild is capped at about 113 sqm — and the existing 107 sqm is close to that ceiling.

The inheritance-tax road price on the frontage is JPY 150,000 per sqm. Land assessed at JPY 21.15 million with the 47-year-old timber building at zero, well past its 22-year statutory life, gives 92.0% of the JPY 23 million asking price.

Estimated Financing

Assessed value ¥21,150,000 → estimated loan ¥21,150,000 (92% 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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