[Assessed 80.6%] Land in Itabashi Ward, Tokyo — 9 min from Shimura-sanchome Sta.

This is a lot for sale (with an old house) in Sakashita 1-chome, Itabashi Ward, a 9-minute walk from Shimura-sanchome Station on the Toei Mita Line (Hasune Station is also a 9-minute walk). It can also be reached by a 19-minute bus ride from JR Akabane Station plus a 3-minute walk from the Aioibashi stop. The zoning is Category 1 Residential (60% building coverage, 160% floor area ratio), within a quasi-fire prevention district and a height control district. Of the nearby places, the convenience store and supermarket distances are those given by the listing from the property. The restaurants are measured in a straight line from block 40 of Sakashita 1-chome, the position estimated from the listing's distances to nearby facilities (e.g. Seishikai Hospital 40 m), to each shop's position on OpenStreetMap; all are in Itabashi Ward.

The price is 13.8 million yen. The land is 30.91 m² by the register (freehold, residential land category, no building condition), a rectangle of about 4.36 m frontage by 7.0 m depth on the plot plan. It faces a 4.0 m private road on the north with a frontage of about 4.3 m. The 7.83 m² of private road in front is listed on SUUMO as a co-ownership share (1/1) separate from the land area and is drawn as a separate road portion on the plot plan, so we treated it as a separate parcel and did not deduct it from the land area. ⚠️ Nothing is stated about consent for passage or excavation on the private road. Utilities are public water, public sewer and city gas. A two-storey old house remains, but with no year of construction or structure given, the building is not included in the assessment, and the listing does not say who bears the demolition cost. The agent is Chuo Jutaku Co., Ltd. (brokerage).

For the road price, we read every street in Sakashita 1-chome across four 2026 road price map sheets and used the most frequent value, 360,000 yen/m² (leasehold ratio D), as the representative figure. The assessed ratio is 80.6%, and this road rose from 310,000 yen (2024) to 330,000 yen (2025) and 360,000 yen (2026), about 16.1% over two years. ⚠️ 80.6% leaves little margin. The private road in front has no road price of its own (a specific road price may need to be set for inheritance-tax valuation), and the surrounding public roads are in the 350,000 yen band to the north, 360,000 yen to the east and 380,000 yen to the south. Stepping the band down one level to 350,000 yen gives 78.4%; 380,000 yen would give 85.1%.

⚠️ At 30.91 m² (about 9.35 tsubo) this is a very small lot. Applying 60% coverage and 160% floor area ratio directly gives an upper guide of about 18.5 m² (about 5.6 tsubo) of building footprint and about 49.5 m² (about 15.0 tsubo) of total floor area; a two-storey building would be limited to about 37 m². Whether Itabashi Ward's minimum lot size applies to this site cannot be determined from the listing or documents and needs to be confirmed with the ward. In the five listing photos (site, front road, plot plan), the private road is flat and paved with no step where it joins the public road. The block wall in front of the lot (about 1.0–1.2 m) has its gate and entrance at almost road level, so it appears to be a screening wall rather than a retaining wall. There is no stair access, slope or flag-shaped layout. The old house looks like a detached two-storey building, but the gaps to the neighbours on both sides and the rear (south) boundary could not be confirmed from the photos.