[Assessed 91.4%] Apartment building in Nerima Ward, Tokyo — 12 min from Kami-Shakujii Sta.

A whole apartment building in Sekimachi-minami 1-chome, Nerima Ward, a 12-minute walk (960 m per the listing) from Kami-Shakujii Station on the Seibu Shinjuku Line. It lies in a residential area zoned Category 1 Low-Rise Exclusive Residential (building coverage 50%, floor area ratio 100%, Category 1 height district) and fronts a 6.4 m public road on its southeast side for 14.0 m. Across the road is Kamiigusa-nishi Park on the Suginami Ward side (30 m per the listing). According to the listing, the Inageya Nerima Kami-Shakujii Minami supermarket is 650 m away and the Welpark Nerima Kami-Shakujii Minami drugstore is 680 m away.

The building is a two-story light-gauge steel structure with a slate roof, containing 6 units (43.74 m² each) and 268.30 m² of total floor area, built in June 1998 (28 years old). The land is 302.24 m² per the registry, freehold, with no private-road share, and the terrain is listed as flat. It is being sold with tenants in place (owner change): as of September 25, 2026, 5 of the 6 units were rented and 1 was used by the seller. The listing gives projected annual rent of 5.436 million yen and a projected yield of 4.56%. There is no parking. The transaction is through an exclusive brokerage agreement, and the remarks and restrictions mention no rebuilding prohibition, missing building confirmation or encroachment.

We used the FY2026 (Reiwa 8) route price of 360,000 yen/m². Block roads in Sekimachi-minami 1-chome range from 340,000 to 370,000 yen/m², and 360,000 yen/m² is the most common, so we took it as representative (up about 9.1% over two years from 330,000 yen/m² in 2024 and 340,000 yen/m² in 2025). The property is estimated to face the boundary road with Kamiigusa, Suginami Ward, at the east end of the district; that road's route price is 390,000-400,000 yen/m², higher than the representative value, which would put the assessment at about 99.1-101.6%, while even the lowest value in the district, 340,000 yen/m², gives about 86.4%. The building is 28 years old and past the statutory useful life for light-gauge steel (22 years in this site's assessment settings), so its assessed value is zero; the assessment of about 91.4% is land only.

In the 3 exterior photos and 2 photos of the road in front, the lot is level with the road and with the neighboring lots on both sides. The one-to-two-course block base and mesh fence along the road retain less than 0.3 m, so there is no retaining wall, step, stair-only access or flag-shaped lot. ⚠️ The rear (northwest) boundary does not appear in the photos and has not been confirmed. The street number is not listed, so the location is an estimate based on the listing's surroundings information and photos. Distances to the restaurants are straight-line distances measured on OpenStreetMap from the centroid of Sekimachi-minami 1-chome (GSI address search); the property, estimated to be at the east end of the district, may be farther away. The listing was published on September 29, 2026.