[Assessed 87%] Apartment building in Nerima Ward, Tokyo — 11 min from Nerima-Takanodai Sta.

Against the listed 290.98 square meters (registry), the site fronts a road for only 3.0 meters on the southeast and 0.9 meters on the northwest. Given the imbalance between site size and frontage we judged this a flag-pole lot, deducted 30 square meters as an estimate for the pole (3 meters by 10 meters) and valued the property on an effective 260.98 square meters. The actual dimensions of the pole are not stated and no plot plan or survey drawing is attached, so this is an estimate. Without the deduction the ratio would be 97.0 percent, so the deduction does not change the 80 percent determination. The private road burden of 603.10 square meters carries a 1/11 co-ownership share; because the share is expressed as a fraction we read the road as a separate parcel and did not deduct it (the share corresponds to roughly 54.8 square meters).

Working from the fiscal 2026 road price map (sheet 48072), we collected every block street in Fujimidai 4-chome across four sheets. In blocks 1 to 9 the most common figure was 350,000 yen per square meter and in blocks 11 to 23 it was 340,000 yen, with 350,000 yen the mode for the district as a whole. The site fronts a 3.8-meter designated-position private road carrying no road price, so we borrowed the nearest priced street at 350,000 yen. The adjacent 380,000 yen band would give 94.4 percent and the lowest band in the district, 330,000 yen, would give 82.0 percent, so the choice does not change the conclusion. We excluded the arterial, symbol-marked sections along Kanpachi-dori at 430,000 yen and the 400,000 to 410,000 yen bands in Fujimidai 3-chome. The three-year figures of 310,000, 330,000 and 350,000 yen were all read from sheet 48072, tracking the same street after visually confirming that the block layout was identical in each year.

The site fronts a 3.8-meter designated-position private road on the southeast for 3.0 meters and a 3.9-meter private road on the northwest for 0.9 meters. The northwest frontage does not meet the 2-meter access requirement, so access is effectively from the southeast road alone. The on-site passage for this multi-unit building is exactly 3.0 meters with no margin. Article 5 of the Tokyo Metropolitan Building Safety Ordinance covers row houses of ten or more units or 300 square meters or more, so this property at eight units and 261.7 square meters falls outside it. The listing remarks consist of only two lines giving the yield and projected rental income, with no mention of rebuilding restrictions, encroachment, missing building confirmation, cliff ordinances, retaining walls, level differences or terraced construction. The building coverage and floor area ratio fields are blank.

The listing carries only one exterior photograph and none showing the frontage road alone. Reducing the 640 by 466 original and then enlarging the ground line twofold, the building sits level with the paved frontage, the foundation stem wall stands about 0.35 meters and the planter kerb about 0.15 to 0.20 meters. The gate posts and mesh fence on the left are a boundary fence with the same ground level on both sides and retain no earth. No retaining wall, no level difference of 1 meter or more at the access, no stepped access and no slope face were found, and every retained height observable is under 0.2 meters, cross-checked against the stem wall, the block kerb and the first-floor window sill height. As reinforcement we sampled the Geospatial Information Authority 1-meter LiDAR elevation data on a 5-by-5 grid extending 30 meters in each direction from the site centre, obtaining 41.1 to 43.0 meters, about 1.9 meters over 60 meters or a gradient of roughly 3 percent, consistent with the listing describing the terrain as flat. The rear of the building and part of the neighboring boundaries do not appear in the photograph and remain unverified.

The building is a two-story wood-frame structure with eight units, built in February 1983 and now 43 years old. The statutory life for wood-frame construction is 22 years, so the building exceeds it and we value it at zero. The building is named Corp Fujimidai and is currently tenanted, sold as an owner change.

We confirmed the location by passing the latitude and longitude in the listing JSON to the Geospatial Information Authority reverse geocoder, which returned Fujimidai 4-chome, Nerima Ward, and by checking that the measured 773 meters to the Nerima-Takanodai station police box is consistent with the listed 11-minute walk. Note that the city, town and lot-number fields in the same JSON hold the listing agent's own address (Fujimidai 2-18-5), not the property address, so we did not use those fields as the location.