[Assessed 207.1%] Land in Koganei, Tokyo — 10 min from Musashi-Koganei Sta.
Property Overview
| Location | Koganei, Tokyo |
| Nearest Station | JR Chuo Line Musashi-Koganei Sta. |
| Walk | 10 min walk |
| Assessed Ratio | 207.1%Assessed 207.1% |
| Price | ¥32,480,000 |
| Type | Land |
| Land Area | 217㎡ |
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.
| athome | ¥32,480,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥67,270,000 |
| Building assessed value | - |
| Total assessed value | ¥67,270,000 |
| Asking price | ¥32,480,000 |
| Assessed ratio | 207.1% |
Calculation basis
- Land = road price ¥310,000/m² × land area 217m²
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +8.8%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 285,000 | — |
| 2025 | 300,000 | +5.3% |
| 2026 | 310,000 | +3.3% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because the asking price sits far below the local level, we went to the 2026 road-frontage valuation maps and national elevation data to check both the figures and the condition of the land.
What We Could Not Confirm
- We could not establish from the listing why the asking price is only 48% of the land's valuation. The form of title, rebuild permission, any encroachment or occupancy, and the surveyed area all need checking.
- The listing records the land right as freehold, but the price level is not consistent with that. Please verify the title through the registry before contracting.
- With no site photographs, we could not confirm whether a retaining wall exists or whether there is a step down to the road.
- For the same reason we could not confirm whether the lot has flagpole access, nor its shape.
- The listing gives no details of the old house — its age, structure, or whether demolition costs apply.
※ 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
Please note: the asking price is not explained by the listing. At 32.48 million yen, the price is only 48% of the 67.27 million yen land value derived from the 2026 official road-frontage valuation. We read the property table, the remarks field, the highlight comments and the agency comments, and none of them mention power lines, easements, a planned city road, a setback requirement, buried cultural property, a rebuild restriction, the cliff ordinance, or an irregular lot shape. The listing states the land right as freehold, but that price level is hard to reconcile with a freehold sale. Please confirm the form of title, whether rebuilding is permitted, any encroachment or occupancy, and the surveyed area with the listing agent.
The site is a 10-minute walk from Musashi-Koganei Station on the JR Chuo Line, with Higashi-Koganei Station also within a 20-minute walk. Rapid trains reach Shinjuku in the low 20s and Tokyo Station in the low 30s. The area is zoned Category I exclusively low-rise residential, with a 50% building coverage ratio and an 80% floor area ratio. Water, sewerage and city gas are all available.
The registered land area is 217.00 sqm. There is no private-road burden, setback or sloped portion noted, and the site fronts a 4.0-metre public road on the west. An old house remains and is sold as-is, so no building value is included. No construction tie-in applies, so the buyer may choose their own builder.
The assessed value is 67.27 million yen, calculated as 310,000 yen per sqm times 217.00 sqm. Against the asking price this is 207.1%, among the highest on this site. As noted above, however, a high figure does not necessarily mean a bargain — constraints not visible in the listing may be reflected in the price. The road-frontage value itself rose from 285,000 yen in 2024 to 300,000 in 2025 and 310,000 in 2026, an 8.8% gain over three years.
The location and the assessed ratio both look favourable on paper, but the unexplained price is the key point to resolve. Please proceed only after a site visit and a review of the title.
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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