[Assessed 84.6%] Detached house in Edogawa-ku, Tokyo — 16 min from Shinozaki Sta.

**We used the listed 59 sqm as the effective residential area, but the private road burden could not be confirmed.** Kenbiya's disclosure rules state that the land area shown excludes private roads and that where a separate private road exists its burden area is shown, and neither the private road burden field nor the remarks carry any entry here. However, this listing leaves the zoning, building coverage ratio, floor area ratio, road frontage and fire-prevention designation all blank — it is a thin listing, and relying on the absence of an entry is uncomfortable. A different property in the same Nishi-shinozaki 2-chome, which we assessed on 31 August, carried a private road burden of 9.14 sqm that appeared only in a free-text field, not in any structured field. **Were the same size of burden to apply here, the effective land would be 49.86 sqm, the land assessment 10.72 million yen, and the ratio 71.5% — a different conclusion.**

We record the attempts to verify. SUUMO's list of 379 used detached houses in Edogawa-ku contains nothing in Nishi-shinozaki. LIFULL HOME'S returns only one property for Nishi-shinozaki, a different one at 39 million yen, built March 1994, 57.68 sqm. athome returned a bot-check page and could not be retrieved, and Rakumachi's area search did not function. In other words, no cross-check against another site was possible. The presence of a private road burden needs to be confirmed with the handling agent.

Nishi-shinozaki 2-chome spans four roadside price map sheets. The main part of the chome is the right-hand side of sheet 53040 (containing Shishibone Dai-3 Playground and Nishi-shinozaki Sakura Park). For the representative value we took 215D, the conservative end within the chome — the group of narrow streets. That is consistent with the frontage road in the exterior photograph appearing to be a narrow street of about 4 m (on the sheet, 215D covers the narrow parallel roads within block 15, while 240D is the wider through road). For the three-year series we tracked the same road on the same sheet, matching 195,000 yen in 2024, 205,000 yen in 2025 and 215,000 yen in 2026.

We checked the sensitivity. The band within the chome is 210D to 265D on sheet 53040 and 220D to 260D on the eastern edge of sheet 53041. Even the lowest value in the chome, 210D, gives 82.6%, and the through road at 240D gives 94.4% — both above 80%. The roadside price needed to reach 80% is 203,390 yen/sqm. But the margin to 80% is small, and **what would reverse the conclusion is not the roadside price but the private road burden.** The leasehold ratio symbol is D (60%) across the chome.

We checked carefully whether this is a party-wall structure, since on a 59 sqm plot with 66.78 sqm of floor area it matters whether it can be rebuilt independently. Enlarging the exterior photograph shows a clear gap with the white lattice-balcony building to the left, with sky visible above. The cream-coloured building to the right is close by but is an independent gable end with a separate roof plane, set back further than this property. The floor plan shows two entrances on the ground floor with a closed door between them, which raised the possibility of a two-in-one; but **there is only one staircase (UP on the ground floor, DN on the first), so there is no circulation for two dwellings.** We judged it a single building with two entrances — a remnant of a two-generation or shop-plus-residence layout. On retaining walls and steps: this is alluvial lowland, and the asphalt of the frontage road and the site are at much the same level. There is only a 10-20 cm concrete threshold step at the entrance, and no wall functioning as earth retention at the front. However, there are no photographs of the sides or rear, so the whole perimeter has not been verified.

The zoning, building coverage ratio, floor area ratio, road frontage and fire-prevention designation are all blank. Whether the property can be rebuilt, and whether a setback is required, cannot be confirmed from the listing. The land is freehold, and there was no mention of a no-rebuild restriction, proviso road, cliff ordinance or leasehold. It was renovated in May 2026, and the interior photographs show updated or cleaned flooring in the Western-style room, tatami in the Japanese room, the bathroom (a roughly 1216 unit), the vanity, a washlet toilet and a system kitchen (three gas burners plus a range hood). There is a sunroom-style extension (polycarbonate corrugated roof) on the ground floor. It is currently tenanted as an owner-change, with a full-occupancy yield of 10.00% and income of 1.5 million yen a year (125,000 yen a month).