![[Assessed 99.8%] Apartment building in Setagaya, Tokyo — 12 min from Kyodo Sta.](https://img.rakumachi.jp/c/property/vlfda5Fq1ifRS2hPHzEqug__/117627385)
[Assessed 99.8%] Apartment building in Setagaya, Tokyo — 12 min from Kyodo Sta.
Property Overview
| Location | Setagaya, Tokyo |
| Nearest Station | Odakyu Odawara Line Kyodo Sta. |
| Walk | 12 min walk |
| Assessed Ratio | 99.8%Assessed 99.8% |
| Price | ¥195,000,000 |
| Type | Apartment building |
| Expected Yield | 3.96% |
| Structure | Wooden |
| Built | Built Jan 2023 (3 years old) |
| Land Area | 249.3㎡ |
| Building Area | 210.29㎡ |
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 | ¥195,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥154,677,600 |
| Building assessed value | ¥39,955,100 |
| Total assessed value | ¥194,632,700 |
| Asking price | ¥195,000,000 |
| Assessed ratio | 99.8% |
Calculation basis
- Land assessed value was entered manually by the operator.
- Building = replacement cost ¥220,000/m² × floor area 210.29m² × remaining life 19y ÷ statutory life 22y
- Built Jan 2023 (3 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +14.5%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 550,000 | — |
| 2025 | 590,000 | +7.3% |
| 2026 | 630,000 | +6.8% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
A fully tenanted apartment building, three years old, whose combined assessment nearly matches the asking price. We verified the route identification and the private-road treatment with care.
What We Could Not Confirm
- The private-road burden area and share are not stated. Consent for passage and excavation needs confirming. Even a 20 sqm burden counted within the land keeps the ratio in the low 90s.
- The sublease cancellation conditions are not stated. If it continues, the effective yield is about 3.55 percent, against the headline 3.96 percent.
- A 3.96 percent yield is on the low side even for an asset-value play. Income needs individual modelling, including scope for rent revision.
※ 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
Neighborhood ② Dining Near the Station
About This Property
A single-building apartment in Kyodo 3-chome, Setagaya Ward, Tokyo, a 12-minute walk from Kyodo Station on the Odakyu Odawara Line. A convenience store sits about 25 metres from the property and a supermarket about 407 metres.
"Precious SOL Kyodo" is a wooden two-storey building completed in January 2023 (three years old) with six units — four 1Ks and two 1LDKs — currently fully tenanted. It is under a sublease contract (577,310 yen a month, terminable subject to conditions); the 3.96 percent gross yield is based on the projected 7.74 million yen annual income after cancelling the sublease. The 249.30 sqm plot (registered) is freehold and fronts a 4-metre private road on the west.
We deducted the roughly 3.78 sqm of unused land noted in the listing and assessed on 245.52 sqm. Applying the fiscal 2026 inheritance-tax road price of 630,000 yen per sqm gives a land value of 154.68 million yen, and at three years old the wooden building is valued at 39.96 million yen. The combined 194.63 million yen against the 195 million yen asking price gives an assessed ratio of 99.8 percent. The road price has risen 14.5 percent over three years, from 550,000 to 630,000 yen.
The photographs show the plot and the front private road both flat, with no retaining walls or stepped access. The private-road burden is not stated, so the share and consent for passage and excavation need confirming. Even assuming a 20 sqm burden, the assessed ratio stays in the low 90s.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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