[Assessed 97.7%] Apartment building in Koganei, Tokyo — 9 min from Higashi-Koganei Sta.

Opening the fiscal 2026 road price map (sheet 57042) showed that the block containing this property lies inside the Higashi-Koganei Station North Exit land readjustment project, with no road price published for the streets inside the block. We therefore collected every block street in the district across sheets 57041 and 57042 and adopted the mode, 350,000 yen per square meter. We excluded the 380,000 to 400,000 yen bands along Higashi Odori because they are arterial, symbol-marked sections of a different character, and we excluded the bands in neighboring Kajino-cho 1, 2 and 4-chome and Midori-cho because they are different districts. The three-year trend is 320,000 yen in 2024, 340,000 in 2025 and 350,000 in 2026, a rise of 9.4 percent.

The private road burden and setback fields are both blank, the site is not a flag-pole lot and no sloped portion is noted, so we used the listed 250.76 square meters (registry) as the basis for valuation. However, if the 1.8-meter public road on the east is a road under Article 42, Paragraph 2, a 1.1-meter setback along 12.0 meters of frontage would reduce the site by about 13.2 square meters, leaving 237.56 square meters and a ratio of 92.6 percent.

The listing gives the structure only as steel, without stating whether it is light or heavy gauge. We treat heavy-gauge steel as having a 34-year statutory life and light-gauge as 22 years, but this building dates from August 1983 and is 43 years old, so it exceeds the statutory life either way and the building value is zero. Determining the gauge would therefore not change the ratio.

We reviewed five of the six exterior photographs. On the 4.0-meter public road to the west, the paving runs continuously from the road asphalt to the parking space on the site, graded with a concrete apron, with no step or stairs. The boundary concrete block wall shows about five courses for a total height of roughly 1.0 meter, but the ground levels on the road side and the site side are almost the same, so it is not retaining earth and we judge the retained height to be about 0.2 meters. We cross-checked heights against three references: a 20-centimeter block course, a car tire diameter of about 60 centimeters, and a first-floor window sill height of about 90 centimeters. The neighboring boundaries are also at the same level, with no slope face or cut face visible.

The listing notes that the seller subdivided the lot after acquisition, that the building confirmation number is on record but the original confirmation certificate, inspection certificate and building plan summary are all missing, and that the site configuration at the time of confirmation differs from the current configuration. The current floor area of 253.38 square meters against 250.76 square meters of land gives a floor area ratio of about 101 percent, apparently non-conforming against the designated 80 percent. The property is delivered as-is. No mention of rebuilding restrictions, cliff ordinances, retaining walls, level differences or terraced construction appears anywhere in the listing.

We checked all nine apartment buildings listed for Koganei City on Kenbiya and found no duplicate listing of this property. Another listing at the same 89.8 million yen is a different property in Midori-cho 2-chome (102.86 square meters, built 1998), and the other Kajino-cho listing is a different property at 35 million yen (94.54 square meters, built 1990). No mention of rebuilding restrictions was found on other sites.