[Assessed 85.4%] Detached house in Edogawa, Tokyo — 5 min from Keisei-Koiwa Sta.

We measured the local streets in Kita-Koiwa 6-chome on sheet 53003 of the FY2026 inheritance-tax road price map. The streets around block 24 are 320C on the north-south road to the east, 320C on the east-west road between blocks 23 and 24, and 330C between blocks 22 and 23, making 320C the most common band for local streets here. The shopping street running through the district carries 370C to 510C, but those are ordinary commercial and mixed-use bands and we did not use them. Tracing the same stretch on the same sheet back three years gives 285,000 yen in 2024, 300,000 yen in 2025 and 320,000 yen in 2026.

Kita-Koiwa 6-chome spans five sheets, so we narrowed the location to a single block before fixing the sheet. Against the property coordinates carried in the listing HTML (35.7452858 N, 139.8843891 E), we pulled the block reference points for numbers 1 to 50 in Kita-Koiwa 6-chome from the Geospatial Information Authority's address API; the nearest is block 24 at about 31 m, followed by block 23 at about 52 m. We also confirmed visually that blocks (23) and (24) are drawn at that position on sheet 53003. On sensitivity, the neighbouring 330,000 yen gives 87.1 percent and the lowest figure in the area, 300,000 yen, gives 81.8 percent; the ratio only falls below 80 percent at 285,000 yen.

Built in April 2017, the house is nine years old. Against a statutory useful life of 22 years for timber frame, 13 years remain, so the building is assessed at a replacement rate of 220,000 yen times 109.71 sq m times 13 over 22, or 14.26 million yen. That is 33.5 percent of the 42.59 million yen total, leaving the land alone at 56.8 percent of the asking price. We judge on the combined land-and-building ratio, so that split is not in itself a ground for exclusion. We also checked the listing for the Libli / LivLi brand name and found none.

Because this is a share house, we checked Article 5 of the Tokyo Metropolitan Building Safety Ordinance, which governs the relationship between a row house's main entrances and the road. It requires a site passage of at least 3 m for row houses of ten or more dwellings or over 300 sq m of floor area. With six rooms and 109.71 sq m, this property meets neither threshold. We have previously passed on a property that was non-conforming under this article, so we run the check on every share house and row house.

The listing carries only two images, a floor plan and an exterior shot. We downloaded the exterior at full resolution and enlarged the frontage on the east side and the northern boundary. The road is asphalt, and the concrete apron inside the site runs on from the road surface without a step. A single riser of 15 to 20 cm sits in front of the entrance, which does not amount to stepped access. A kerb-like lip of 10 to 15 cm runs along the planting at the road boundary, but it is not acting as a retaining structure and the retained height is under 0.2 m. The northern boundary carries only a neighbour's corrugated screen and a storage shed, and the height at which an outdoor unit sits directly on the ground confirms the two grounds are level.

The west and south sides do not appear in the photographs, so we checked them against the Geospatial Information Authority's elevation data (1 m mesh laser survey). Five points within about 50 m of the property coordinates came back between 1.6 and 2.0 m, a spread of 0.4 m. This is low-lying flat ground on which a step of a metre could not exist. Nothing here amounts to a retaining wall, a step at the frontage, stepped access or a slope, and the listing's own summary describes a regular plot with no sign of a flag-pole shape.