[Assessed 112.2%] Apartment building in Tama Ward, Kawasaki, Kanagawa — 12 min from Mukogaoka-Yuen Sta.

⚠️ There are no photos at all for this property, and the building is still under construction (completion scheduled for March 2027), so none of the following could be checked: whether there are retaining walls, the height difference from the front road, stair access, whether it is a flag-shaped lot, whether it is a row-type (attached) building, or the building's exterior. We checked the listings on Kenbiya, Rakumachi, HOME'S and athome, and none had any photos. In addition, the land is 502.10 ㎡ for a three-story wooden building with 271.77 ㎡ of floor area, so only about 18% of the allowed building coverage and about 54% of the allowed floor area ratio are used. The area around the estimated location ranges in elevation from 20.8 m to 46.2 m, and part of the lot may be unusable because of slopes, retaining walls or similar. The assessment uses the listed area as is, but keeping the assessment ratio at 80% requires 273.4 ㎡ of effective building land, and if the unusable part exceeds about 225 ㎡ the ratio falls below 80% (for example, about 83.8% with 300 ㎡ of effective land). Any consideration should be based on an on-site inspection and inquiries to the broker.

This is a newly built apartment building in Nagao, Tama Ward, Kawasaki, a 12-minute walk from Mukogaoka-Yuen Station on the Odakyu Odawara Line, a 16-minute walk from Shukugawara Station on the JR Nambu Line and an 18-minute walk from Noborito Station. The listing gives the address only as "Nagao" without the chome or lot number, so we estimated from the walking times to the three stations that it is in Nagao 1-chome or 2-chome. The location field shows this estimated range and does not identify the lot number. The building is a three-story wooden structure with twelve 1K units (19.87–22.69 ㎡ each) and 271.77 ㎡ of total floor area, and the listing shows its building confirmation number (No. 2026SBC-Kaku 01469H). It is planned to obtain a deterioration countermeasure grade and to be equipped with separate washbasins, bathroom dryers, heated toilet seats with bidet, air conditioners and more. The land is 502.10 ㎡ of freehold in a Category 1 residential zone (building coverage 60%, floor area ratio 200%) and a quasi-fire prevention district. It fronts a 4.0 m wide private road on the south side (an Article 42(2) road under the Building Standards Act); the listing does not state the share in the private road or whether consent for passage and excavation has been obtained. No parking is mentioned. The price is 146.5 million yen, with an expected gross yield of 6.66% (expected annual rent at full occupancy of 9.756 million yen).

The Reiwa 8 (2026) roadside land price of 210,000 yen/㎡ is used as the representative value. The estimated location range spans Nagao 1-chome and Nagao 2-chome. On the Reiwa 8 roadside price map, the local roads in Nagao 1-chome are tied at three sections each for 210,000 yen/㎡ and 215,000 yen/㎡, the lower being 210,000 yen/㎡, while 225,000 yen/㎡ is the most common value in Nagao 2-chome; as the chome cannot be determined, the lower value of 210,000 yen/㎡ was adopted. At 215,000 yen/㎡ the assessment ratio would be about 114.6%, and at 225,000 yen/㎡ about 117.3%. Values on arterial roads such as Fuchu Kaido are not included. The road price for the same section has risen from 190,000 yen/㎡ in 2024 and 200,000 yen/㎡ in 2025. The effective land area is 498.16 ㎡, deducting the 3.94 ㎡ private road portion as part of the land area. Kenbiya's notation treats the private road as separate; without the deduction the assessment ratio would be about 112.8%, and the conclusion is the same either way. Because the building is not yet completed, it is assessed as new, using the scheduled completion of March 2027 as its construction date.

Distances to nearby facilities are straight-line distances from the center of the estimated location range. The listing also mentions the Toeikai shopping street in front of Mukogaoka-Yuen Station and Odakyu Marche Noborito as nearby facilities. With no photos because the building is unfinished, and with several unconfirmed points that affect the assessment ratio — the location, the effective land area and the rights to the private road in front — any consideration should be based on an on-site inspection after completion and inquiries to the broker.