[Assessed 90.7%] Apartment building in Setagaya Ward, Tokyo — 17 min from Sengawa Sta.
Property Overview
| Location | Setagaya Ward, Tokyo |
| Nearest Station | Keio Line Sengawa Sta. |
| Walk | 17 min walk |
| Assessed Ratio | 90.7%Assessed 90.7% |
| Price | ¥98,000,000 |
| Type | Apartment building |
| Expected Yield | 5.26% |
| Structure | Wooden |
| Built | Built Nov 2012 (13 years old) |
| Land Area | 192.05㎡ |
| Building Area | 155.25㎡ |
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 | ¥98,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥74,899,500 |
| Building assessed value | ¥13,972,500 |
| Total assessed value | ¥88,872,000 |
| Asking price | ¥98,000,000 |
| Assessed ratio | 90.7% |
Calculation basis
- Land = road price ¥390,000/m² × land area 192.05m²
- Building = replacement cost ¥220,000/m² × floor area 155.25m² × remaining life 9y ÷ statutory life 22y
- Built Nov 2012 (13 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +11.4%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 350,000 | — |
| 2025 | 370,000 | +5.7% |
| 2026 | 390,000 | +5.4% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because this listing carries no photographs at all, we turned to the Geospatial Information Authority's 1-metre laser survey and the 2026 road-price map to verify the terrain and the basis for the land valuation.
What We Could Not Confirm
- With no photographs in the listing, we could not confirm whether retaining walls exist or whether there is a step up from the road. We did measure the terrain as flat using national survey data.
- We could not confirm whether the plot is flag-shaped. Excluding a 30-square-metre access strip (3 metres by 10 metres) would bring the assessed ratio down to 78.7 percent. We suggest checking the cadastral map and the site.
- Whether the building shares a wall with a neighbour, and the condition of its exterior, could not be judged without photographs.
- Access is from a 4.5-metre private road to the south. The listing says nothing about the road's legal classification, whether a share of it is included, or whether consent to excavate has been obtained.
- The zoning designation is absent from the listing. Only the building coverage ratio of 50 percent and floor area ratio of 100 percent are given.
※ 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
A 2-storey wooden apartment building in Kamisoshigaya 4-chome, at the western edge of Setagaya Ward, 17 minutes on foot from Sengawa Station on the Keio Line. Seijogakuen-mae Station on the Odakyu Line is also within 24 minutes' walk, and the site sits in a low-rise residential area bordering Iruma-cho, Chofu City.
Please note that the listing contains no photographs at all, inside or out. We searched Kenbiya, SUUMO, Rakumachi and LIFULL HOME'S for another listing of the same property and found none, so we could not verify retaining walls, any step up from the road, stair access, whether the building shares a wall with its neighbour, or the shape of the plot. Instead we measured the ground using the Geospatial Information Authority of Japan's 1-metre laser survey data across an 80-metre square around the site: elevations fall between 46.1 and 47.0 metres, a total variation of 0.6 metres, with a maximum difference of 0.2 metres between adjacent 4-metre points. This is flat land on the Musashino Plateau, leaving no room for a retaining wall or road step of one metre or more. The shape of the plot alone could not be settled at aerial-photograph resolution.
The land measures 192.05 square metres and the floor area 155.25 square metres, built in November 2012, so the building is 13 years old. Against the 22-year statutory life for timber construction, 9 years remain, leaving roughly 13.97 million yen of assessed value in the building itself. The inheritance-tax road price for 2026 is 390,000 yen per square metre, giving a land assessment of about 74.9 million yen and a combined assessed ratio of 90.7 percent. The road price has risen 20,000 yen a year for three years: 350,000 in 2024, 370,000 in 2025 and 390,000 in 2026.
The building is currently tenanted and sold with tenants in place, with expected annual rent of 5.16 million yen and a gross yield of 5.26 percent. Access is from a 4.5-metre private road to the south, with no private-road burden stated in the listing.
One point deserves emphasis about the plot. If this land were a flag-shaped lot and a 30-square-metre access strip (3 metres wide by 10 metres deep) were excluded from the assessment, the assessed ratio would fall to 78.7 percent, below our 80 percent threshold. Neither the listing text nor any drawing indicates a flag-shaped lot, but with no photographs we cannot rule it out either. We suggest checking the official cadastral map and the site itself before proceeding.
The zoning designation is absent from the listing; only the building coverage ratio of 50 percent and floor area ratio of 100 percent are given. The land category, topography and city-planning fields are also blank, making this a listing with many unfilled items. Distances to nearby facilities are those stated by the listing agent, measured from the property.
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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