![[Assessed 82.5%] Apartment building in Suginami Ward, Tokyo — 9 min from Honancho Sta.](https://www.kenbiya.com/upload/p4683/4683544/1740743609241-1.jpg)
[Assessed 82.5%] Apartment building in Suginami Ward, Tokyo — 9 min from Honancho Sta.
Property Overview
| Location | Suginami Ward, Tokyo |
| Nearest Station | Tokyo Metro Marunouchi Line Honancho Sta. |
| Walk | 9 min walk |
| Assessed Ratio | 82.5%Assessed 82.5% |
| Price | ¥180,000,000 |
| Type | Apartment building |
| Expected Yield | 5.17% |
| Structure | Wooden |
| Built | Built Aug 1985 (41 years old) |
| Land Area | 285.6㎡ |
| Building Area | 272.33㎡ |
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.
| Kenbiya | ¥180,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥148,512,000 |
| Building assessed value | ¥0 |
| Total assessed value | ¥148,512,000 |
| Asking price | ¥180,000,000 |
| Assessed ratio | 82.5% |
Calculation basis
- Land = road price ¥520,000/m² × land area 285.6m²
- Building = replacement cost ¥220,000/m² × floor area 272.33m² × remaining life 0y ÷ statutory life 22y
- Built Aug 1985 (41 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +18.2%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 440,000 | — |
| 2025 | 470,000 | +6.8% |
| 2026 | 520,000 | +10.6% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than repeat the listing, we checked the figures against two 2026 road price map sheets and the seven listing photos. Because the front road has no road price, we describe in detail which road's value we used.
What We Could Not Confirm
- The 2.6 m private road in front has no road price, so we borrowed the adjacent local road's value (520,000 yen per sqm). The margin over the road price needed for 80% is 3.0%, and choosing a different road drops the ratio below 80%.
- Whether there is a share in the private road, whether passage and excavation consent exists, whether a setback is required, and whether rebuilding is possible are not in the listing. These need checking with the agent and the Suginami ward office.
- With 14 units in a multi-family building, the width of the on-site access path could not be read from the listing or photos.
- Repairs are listed as done in 2021, but their scope (exterior walls, roof, plumbing) is not stated.
- The property appears only on one listing site, so price, area, and frontage could not be cross-checked against other listings.
※ 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
Warning: the front road is a private road 2.6 m wide with no road price assigned. This site applied the road price of the adjacent local road (520,000 yen per sqm) as is. The road price needed to reach an 80% assessed ratio is 504,202 yen per sqm, only 3.0% below the value used. Taking the lowest band in the chome, 500,000 yen per sqm, the ratio falls to 79.3%. The site also fronts only this sub-4 m private road, and the listing says nothing about a share in the road or consent for passage and excavation; we found no other listing of the same property to verify this. On this site, four properties with the same condition (sub-4 m private road) have so far been rejected as not rebuildable.
This is a 180,000,000 yen apartment building, White Maison Suginami, in Honan 1-chome, Suginami, a 9-minute walk from Honancho Station on the Tokyo Metro Marunouchi Line, with Daitabashi (14 min) and Sasazuka (16 min) on the Keio Line also usable. Land 285.6 sqm (surveyed), floor area 272.33 sqm, a two-story wooden building of 14 one-room units built in August 1985 (41 years old), with repairs listed as done in 2021. It is tenanted, with a full-occupancy annual income of 9.318 million yen and a gross yield of 5.17%. The land is freehold, zoned Category 1 low-rise residential (60% coverage, 150% floor area ratio).
The assessed ratio is 82.5%. The 2026 inheritance-tax road price on the north-south road along the east side of the site is 520,000 yen per sqm (road price map 42051), up 18.2% over three years from 440,000 yen in 2024 and 470,000 yen in 2025. The east-west road on the south side is 540,000 yen per sqm, which would give 85.7%. At 41 years the wooden building is assessed at zero, so the land value alone is the assessed value.
We checked all seven listing photos. The front road and the site are at the same level with no step; the block planter wall on the road side (3 to 4 courses) has the same ground level on both sides and does not retain soil. The neighboring boundaries continue at the same level with walls and buildings, and no retaining wall is visible. The only stairs are the external stairs to the second floor; there are no steps from the road up to the site. The frontage is 11 m, so it is not a flag lot.
In short, this is a 14-unit wooden building nine minutes from Honancho with three stations in reach, where the land value alone exceeds 80% of the price. However, three points need checking with the agent and the ward office before considering a purchase: the front road is a 2.6 m private road without a road price, the road share and excavation consent are unconfirmed, and switching the reference road to the next band drops the ratio below 80%.
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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