[Assessed 154.8%] Detached house in Konan Ward, Yokohama, Kanagawa — 15 min from Kaminagaya Sta.

This listing carries only three photographs - a floor plan, an exterior shot and a view shot - and none of them shows the road in front of the property. The exterior shot does show a concrete block wall on the left of the plot and a stone-faced wall on the right, but neither appears with the ground level on both sides in frame, so we could not measure their retaining height. This site excludes properties with a retaining wall of one metre or more, and we have not been able to confirm that height here. The registered land category is woodland, and the view shot looks out over a hillside neighbourhood. Four properties in the Nagaya area of Konan Ward - in Shimonagaya 5-chome, Higashinagaya 3-chome, Kaminagaya 4-chome and Higashinagaya 2-chome - have been dropped from our coverage because of retaining walls, so please read this on the assumption that a site visit is required.

The plot is a 15-minute walk from Kaminagaya Station on the Yokohama Municipal Subway Blue Line and a 25-minute walk from Konan-chuo Station on the same line. Kaminagaya runs through to Yokohama without a change, and central Tokyo is around 50 minutes away including transfers. An Ito-Yokado and a My Basket supermarket sit by the station, so day-to-day shopping fits into the walk to and from the platform. The listing notes that primary and junior high schools are within walking distance and that the route to the station is level.

The site measures 96.00 sq m on the register and the house 89.23 sq m: a two-storey timber building completed in September 1967, now 59 years and 1 month old. The layout is 5DK, three Japanese-style rooms and two Western-style rooms plus a dining kitchen. Zoning is Category I exclusively low-rise residential, with a 60 percent building coverage ratio and a 100 percent floor area ratio. It is a corner site facing public roads on the north and west, and the listing records no private-road burden and no set-back requirement. The property is currently tenanted, so it would be handed over with the tenant in place.

The inheritance-tax road price for FY2026 is 150,000 yen per square metre. Over three years it ran 145,000 yen in 2024, 145,000 yen in 2025 and 150,000 yen in 2026 - flat for two years, then a 3.4 percent rise. A 59-year-old timber house is far beyond the 22-year statutory life, so the building value is zero and the land alone is assessed at 14.4 million yen against an asking price of 9.3 million yen, giving an assessed ratio of 154.8 percent. Substituting the conservative 145,000 yen gives 149.7 percent, and the lowest nearby band of 140,000 yen still gives 144.5 percent.

On the other hand, the asking price of 9.3 million yen is 35 percent below the 14.4 million yen land value implied by the road price. Where a price falls well short of the road-price total we do not read it as a bargain; we look for part of the registered area being unusable as a building plot. Here the land category is still woodland, which may mean sloping ground is included, but no area is given for it so we have made no deduction. The listing also omits the width of the adjoining road, shows parking as none while the search attributes carry a tag for two or more parking spaces, and states that the seller accepts no liability for defects.