[Assessed 140.2%] Apartment building in Toshima Ward, Tokyo — 2 min from Higashi-Nagasaki Sta.

First, what we could not confirm. The listing leaves the road frontage, zoning, building coverage, floor area ratio, city planning, land category and topography fields all blank, so neither the width nor the classification of the frontage road is known. We do not drop a candidate on a missing frontage entry alone, but please verify the right to rebuild on site and with the municipal office. Second, the listing photographs show two buildings marked "ASAHI HOUSE 1" and "ASAHI HOUSE 2", while the listing type is a whole-building apartment with 83.77 sq m of usable floor area. Whether both buildings are included in the sale cannot be read from the listing.

A whole-building apartment for sale a 2-minute walk from Higashi-Nagasaki Station on the Seibu Ikebukuro Line, and 10 minutes from Ochiai-Minami-Nagasaki on the Toei Oedo Line. Built in May 1972, it is a two-storey wooden building with 97.92 sq m of land (registry figure) and 83.77 sq m of usable floor area. The price is 39.8 million yen; it is sold with tenants in place, at a listed gross yield of 6.50% and projected annual rent of 2.59 million yen. The land is freehold, with no leasehold term or ground rent entered in the cost table. The seller is the principal, not an agent.

Reading the FY2026 roadside land price map (sheet 44029) around the station in Nagasaki 4-chome, the ordinary-residential side streets fall in a band of 570,000 to 590,000 yen per sq m, while the station frontage and arterial roads run 610,000 to 730,000. To avoid being pulled up by the arterial figures we took the bottom of the side-street band, 570,000 yen. The building is 54 years old against a 22-year statutory service life for timber, so its assessed value is zero and the ratio of 140.2% rests on the land alone. The roadside price rose from 460,000 yen in 2024 to 500,000 in 2025 and 570,000 in 2026.

We enlarged and reviewed all four listing photographs. The site is level; the concrete steps at the entrance are two or three treads, a rise of roughly 30 to 40 cm. There is a block wall and fence on the left-hand boundary, but the ground sits at the same height on both sides and it is not retaining earth. Elevation data from the Geospatial Information Authority of Japan, sampled at 25 points across 120 m square, reads 35.7 to 36.2 m — a maximum difference of 0.5 m, with no 1 m step anywhere in the block. However, no photograph shows the frontage road on its own, and the approach appears in the images as a narrow lane. With no private road burden figure and no site plan in the listing, the area of that passage is unknown. Deducting a nominal 30 sq m (3 m by 10 m) would still leave the ratio at 97.3%.