[Assessed 106.1%] Detached house in Koto Ward, Tokyo — 8 min from Minami-Sunamachi Sta.

This is a pre-owned two-story wooden detached house in Minamisuna 4-chome, Koto Ward, an 8-minute walk from Minami-Sunamachi Station on the Tokyo Metro Tozai Line. It is currently rented out and is listed as an owner-change property, sold with the tenant in place (120,000 yen per month, 1.44 million yen per year). The lot faces a 3.3 m wide public road on its southwest side and sits at the dead end of that road. The zoning is Quasi-Industrial (building coverage 60%, floor area ratio 240%), and the area is designated as a quasi-fire prevention district.

The land is 74.03 ㎡ (registered area) of freehold, and the building is a two-story wooden house built in April 1982 (floor area 73.70 ㎡, 4DK), with a 7-jo dining kitchen and a 6-jo Japanese-style room on the first floor and three 6-jo Japanese-style rooms on the second floor. The parking field reads "available, free of charge". ⚠️ Because the front road is less than 4 m wide, the listing states "setback required: 1.25 ㎡", and this portion has to be given up as road when the house is rebuilt. Applying the 60% building coverage and 240% floor area ratio to the 72.78 ㎡ lot remaining after the setback gives a maximum building footprint of about 43.6 ㎡ and a maximum total floor area of about 174.6 ㎡. The listing mentions no private-road share, leasehold, disclosure items or rebuilding restrictions.

For the assessment, the 72.78 ㎡ remaining after excluding the 1.25 ㎡ setback is treated as the effective building land. The Reiwa 8 (2026) roadside land price of 430,000 yen/㎡ is used as the representative value. Road prices on the local roads of Minamisuna 4-chome range from 330,000 to 490,000 yen/㎡, and the most common value, 430,000 yen/㎡, was adopted. The property sits at a dead end, and the road price of the section it fronts has not been identified. Applying the lowest band in the town, 330,000 yen/㎡, lowers the assessment ratio, but the assessed land value still accounts for most of the price. The building is 44 years old, past the 22-year statutory useful life for wooden buildings, so its assessed value is zero and the property is assessed on land value alone. The road price for the representative section has risen from 370,000 yen/㎡ in 2024 and 390,000 yen/㎡ in 2025. The gross yield is shown inconsistently within the listing, as 4.88% in the remarks and 4.52% in the promotional section; calculated from the monthly rent of 120,000 yen and the price of 29.5 million yen, it is 4.88%.

In the 12 listing photos, the front road and the lot are at the same level and flat, with no retaining walls, steps or slopes visible. There is a brick wall and fence on the boundary with the three-story apartment building to the east, but the ground on both sides is at the same level. The house stands separately from the neighboring house to the west, with a gap between them. The north (rear) boundary does not appear in the photos and has not been checked. Anyone considering the property should confirm the terms of the lease (contract period, transfer of the deposit, etc.) and the position of the setback line for rebuilding with the broker. Distances to nearby facilities are straight-line distances from the listing's map position.