[Assessed 81.3%] Detached house in Edogawa Ward, Tokyo — 17 min from Shin-Koiwa Sta.

A pre-owned detached house in Matsushima 2-chome, Edogawa Ward, Tokyo. It is a 17-minute walk from Shin-Koiwa Station on the JR Sobu Line and a 9–11 minute walk from the Komatsugawa Keisatsusho-mae bus stop. The zoning is Category 1 Residential (60% building coverage / 300% floor-area ratio) and the land is flat. According to the listing, FamilyMart Edogawa Matsushima 2-chome is 190 m away, My Basket Matsushima 3-chome 339 m and Acore Edogawa Matsushima 3-chome 379 m. Restaurant distances are straight-line distances from the property coordinates on the listing map, for shops recorded in OpenStreetMap.

The asking price is 19.8 million yen. The building is a two-storey wooden 2DK house (DK approx. 9.5 tatami, one 6-tatami Japanese-style room and one 6-tatami Western-style room) with 48.38 ㎡ of floor area, built in July 1958 under the old seismic standards. The kitchen, bathroom, toilet, floors and walls were extensively renovated in September 2011. The land is 56.75 ㎡ (registered area), freehold, with no parking. The house is currently vacant and the handover date is negotiable. In the single exterior photo and the GSI elevation data, the site sits at about the same level as the private road in front, and no retaining wall or stepped access is visible.

⚠️ The only frontage is 8.0 m on a 2.0 m-wide private road to the south, i.e. a road narrower than 4 m. The road type is not stated, but because the listing says the setback has been completed, we presume it is an Article 42-2 road under the Building Standards Act. Whether the house can be rebuilt is not stated. The listing gives no setback area, so it is unclear whether the setback strip is included in the registered area or has been subdivided off. We therefore deducted a minimum estimate of 8.00 ㎡ (1.0 m setback × 8.0 m frontage) and valued the land at 48.75 ㎡, giving an assessed ratio of 81.25%. If the strip has already been subdivided and no deduction is needed, the ratio is 94.6%. The 65.64 ㎡ private-road share (1/10 co-ownership) is treated as a separate parcel and not deducted. The building has exceeded the 22-year statutory useful life for wooden structures, so its assessed value is zero and only the land is valued.

The private road in front has no route price. Matsushima 2-chome spans four route-price map sheets, and the 340,000 yen/㎡ and 330,000 yen/㎡ bands on its local streets are almost equal in number, so we adopted the lower 330,000 yen/㎡ (the ratio would be 83.7% at 340,000 yen/㎡). The public roads where the private road exits, however, are priced at 320,000 yen/㎡ and 300,000 yen/㎡; using those would lower the ratio to 78.8% and 73.9%. The listing's feature tags also mention a corner lot, but the road access field shows only the south frontage; a setback or corner cut on a second road would further reduce the usable land and the ratio. The assessed ratio of this property moves considerably depending on which route price is used and on the actual road access. The route price on this road has moved from 295,000 to 310,000 to 330,000 yen/㎡ over three years.