[Assessed 135.2%] Detached house, 8 min from Nakaitabashi Station, Itabashi Ward, Tokyo

There is not a single site photo. The only image in the listing is a floor plan, with no exterior, street view or plot photograph at all. We confirmed this is not a retrieval failure: the image URL sequence returns nothing beyond the one file, the handling agent's own site carries the same single floor plan, athome has no listings at all in Nakacho, and neither SUUMO nor the other portal lists the property in their Itabashi Ward pages. That leaves retaining walls and their retaining height, any step up from the frontage road, stepped access, slope faces, and whether this is a party-wall row house all unjudged.

Land of 52.95 sqm, 59 years old, in a dense neighbourhood close to Nakaitabashi Station is exactly the profile that should raise the question of a row house. But with no exterior photograph we cannot tell independence from party-wall construction by looking for downpipes, electricity meters, service entries or breaks in the foundation. All we can offer are indirect observations from the floor plan. It is a long, narrow strip running east-west. On the ground floor the east wall has a single window at its northern end serving the washroom, leaving about 85% of it blank; the west wall has only a small window beside the toilet, with the bathroom, closet and kitchen sections blank. On the upper floor both side walls are blank along their whole length, with light coming only from the short north and south faces. That is typical of a small plot with buildings close on both sides, though the fact that each long side carries one small window sits awkwardly with a full party wall, so we cannot conclude either way. The listing itself records one unit, one 1LDK, as a detached house.

In place of photographs we examined the terrain. Using coordinates taken from the agent's embedded map (confirmed by reverse geocoding as Nakacho, Itabashi Ward — though with the address published only to the town name, this is a town-level reference point, not the lot), we measured a 24 m square on a 3 m pitch with national 1 m laser survey data. Elevations ran from 24.40 to 25.50 m, with a maximum difference of 0.30 m between adjacent points at 3 m spacing, and a uniform gradient of about 1.1 m over 24 m (roughly 4.5%) to the north-east. No discontinuity indicating a metre-scale step, cliff or retaining wall appeared anywhere. At this resolution a metre-scale step would not be lost, so this argues against retaining walls, road steps and slope faces — though only in a negative sense.

Nakacho sits where four roadside value map sheets meet, so we read the Nakacho portion of all five sheets covering it (47082, 47088, 47089, 47095 and 47096). The central sheet 47088 runs 450D to 570D, the northern 47089 runs 440D to 550D, the southern 47095 runs 470D to 540D, and the eastern 47096 runs 490D to 660D. We excluded the 570C and 660D on the arterials and the 700C to 1,670B on the Oyama shopping street side, all of which are commercial land. We took 480D (480,000 yen/sqm) — the conservative end of the modal band on sheet 47088, which carries the Nakacho Community Centre and the ward office branch. The three-year series was matched by following several streets on the same sheet: the road south of block 28 ran 400D in 2024, 440D in 2025 and 480D in 2026; the north-south road in block 46 ran 400D, 440D, 490D; and block 21 ran 400D, 440D, 480D — all the same progression. The leasehold ratio symbol was D in all three years.

With the address published only to the town name and no lot number, there is a limit to how precisely the location can be fixed. However, residential streets across Nakacho run from 440,000 to 550,000 yen/sqm, and the roadside value needed to reach 80% is 284,042 yen/sqm. Even the lowest band gives 123.93% and the upper bound gives 154.91%. Wherever in Nakacho the property sits, and however the representative value is chosen, the conclusion does not change — so we did not go as far as calibrating against lot annotations. For reference, the agent's map coordinates put Nakaitabashi Station about 590 m away (7.4 minutes on foot) and Oyama Station about 600 m, consistent with the listed 8 and 9 minutes, which suggests the property lies in the southern part of Nakacho between the two stations.

The land is held in freehold (consistent between the listing and the agent's own site), zoned Category I Residential in an urbanisation promotion area — neither a land readjustment area nor a multiplier area. Building coverage is 60% and floor area ratio 300%. There is no mention of non-rebuildable status, a proviso road, a cliff ordinance or leasehold. The leasehold ratio symbol is D. Two things could not be confirmed. The frontage field is blank, with no direction or width for the road given either in the listing or on the agent's own site. And 63.58 sqm of floor area over two storeys gives 31.79 sqm against a building coverage limit of 31.77 sqm — almost exactly equal; since the floor plan shows the upper floor set back under a roof on the north side, the ground floor is likely larger than 31.79 sqm, which may make this a legally non-conforming building predating current rules.