[Assessed 111.5%] Detached house in Kita Ward, Tokyo — 15 min from Jujo Sta.

Traced the neighbourhood streets of Kami-Jujo on the FY2026 inheritance-tax roadside land price map (sheet 45029). The listing gives the address only as "Kami-Jujo, Kita Ward" without a chome number, so we narrowed the block down with the National Geospatial Authority address API using the quoted walking times to Jujo (15 min), Itabashi-Honcho (16 min) and Higashi-Jujo (17 min), which point to 5-chome. Streets there range from 320,000 to 430,000 yen/sqm, so we took 390,000 yen/sqm — below the modal 420,000 — as the representative figure. Arterial values along Kanpachi Street (730,000-760,000 yen/sqm) were excluded as a different class of land.

Following the same street across three years gives 320,000 yen/sqm in FY2024, 350,000 in FY2025 and 390,000 in FY2026 — a rise of about 21.9%. We also tested what happens if our chome estimate is wrong: even the lowest band in 5-chome, 320,000 yen/sqm, still yields an assessed ratio of 91.5%, comfortably above 80%.

The frontage road on the north-east side is a public road roughly 2.3 m wide, short of the 4 m that the Building Standards Act takes as its baseline. Neither the access column nor the remarks state whether a setback is required or how much area it would take, and the frontage width is not given either. Our valuation uses the listed 73.19 sqm without any setback deduction; even assuming a 7 m frontage set back 0.85 m (about 6 sqm), the assessed ratio would still be 102.4%.

Of the five listing photos, one shows the site itself. At 358x392 px it is small, so we enlarged it twofold and cropped individual sections at 5-6x. The building's foundation sits level with the ground on the road side, and the position of the underfloor vents confirms there is no step between the road and the plot, nor any stepped approach. The concrete-block wall in the lower right foreground has six or more courses, but two courses are openwork blocks that let light through, so we read it as a boundary wall rather than an earth-retaining one.

The structure column reads "wood-frame, two storeys with a basement". In the interior photos, a roughly 60 cm access hatch sits in the middle of the kitchen floor, which reads as a small cellar reached from inside. The 64.79 sqm floor area matches the first- and second-floor plans, so the basement is not counted in it. Elevation data from the Geospatial Authority also shows the surrounding blocks sitting at 20-24 m and essentially flat (2-4 m of change over 500 m), so this is not the sloped ground that would produce a half-basement.

Built in July 1977, the house is 49 years old and past the 22-year statutory life for wood-frame construction, so we carry the building at zero. The whole 28.54 million yen of assessed value is land. The interior and exterior were renovated in March 2021, with a new system kitchen and new flooring. It is sold tenanted, with 1.656 million yen of annual rent at full occupancy and a 6.46% gross yield.