[Assessed 86.8%] Detached house in Adachi Ward, Tokyo — 17 min from Yatsuka Sta.

This is a pre-owned detached house in Nishi-Hokima 4-chome, Adachi Ward, a 17-minute walk from Yatsuka Station and a 23-minute walk from Takenotsuka Station on the Tobu Isesaki Line (Tobu Skytree Line). The listing also gives a 32-minute walk to Toneri Station on the Nippori-Toneri Liner. Nishi-Hokima 4-chome borders Soka City. ⚠️ The listing gives no coordinates or lot number, so the property's position within the chome has not been identified. According to the listing (athome), 7-Eleven Adachi Nishi-Hokima 4-chome is 1,000 m away (the listing does not say from which point this distance is measured). The other shops are straight-line distances from the representative point of Nishi-Hokima 4-chome returned by the GSI (Geospatial Information Authority of Japan) address search, measured on OpenStreetMap: the Chinese restaurant Koshuen and the soba restaurant Kogetsuan are about 220 m away, Lawson Store 100 and the supermarket Sanyo about 310–320 m, and Yakiniku King about 350 m, all within Adachi Ward. These are not distances from the property itself. Gyomu Super Yatsuka and Jonathan's Soka Yatsuka, which also appear in the listing, are on the Soka City side of the border.

The building is a two-storey wooden 4LDK built in July 2008 (18 years old) with a total floor area of 105.37 m². It has floor heating in the living-dining room, two balconies, two toilets, a system kitchen with a three-burner stove, storage in every room and underfloor storage, city gas, public sewerage and parking. The owner currently lives there, and the handover date is negotiable. The land is 119.18 m² (registered), freehold, registered as residential land, in a Category 1 Residential Zone within an urbanization promotion area (building coverage 60%, floor area ratio 200%). ⚠️ The site faces a 6.0 m private road on the east, with a frontage of only 2.6 m. No lot plan is published, but the photos show the house at the end of a narrow driveway along a fence, so we judged it to be a flag-shaped lot. ⚠️ The listing does not say whether this private road is a road under the Building Standards Act (such as a designated road). The private-road burden is a 1/8 co-ownership share of a 371 m² private road (46.37 m²), plus a 1/15 share of a garbage collection point. There is no mention of setback, a no-rebuild restriction, retaining walls or cliffs.

The price is 29.8 million yen. The road price is 220,000 yen/m² for 2026 (195,000 yen/m² in 2024 and 205,000 yen/m² in 2025), up about 12.8% over two years. Because the position of the property cannot be identified, we took 220,000 yen/m², the most common value among the local roads of Nishi-Hokima 4-chome, as the representative value. Local roads in the chome range from 200,000 to 255,000 yen/m²; at the lowest, 200,000 yen/m², the assessment ratio would be about 80.2%. The private road the site faces has no road price. The land is valued on an effective residential area of about 98.38 m², after deducting the pole portion of the flag lot (2.6 m wide × about 8 m deep, about 20.8 m²; the depth is an estimate from the photos), giving an assessment ratio of about 86.8%. Even with a 10 m pole (about 26 m²) it would be about 82.9%, and without deducting the pole about 102.1%. ⚠️ We treated the 46.37 m² private-road share, written as a fraction, as a share of a separate parcel not included in the 119.18 m² land area. The ground floor reads as about 52 m² from the floor plan: on 119.18 m² the building coverage would be about 43.6%, within the 60% limit, whereas on about 72.81 m² (with the road share removed) it would be about 71% and exceed the limit, so a separate parcel is the more consistent reading. However, if the road share were included in the land area, the residential part would be about 72.81 m², and the assessment ratio would fall to about 67.9% even without deducting the pole, or about 52.5% with the pole deducted.

The listing has three photos: the floor plan, the exterior and one other. One side of the site faces a mown grass strip; the fence footing along it rises only about 0.2–0.4 m above the grass, so the earth-retaining height is about 0.3 m (0.5 m at most). The photo taken from the private road shows no step between the driveway and the road and no stairway access. There is a gap between the house and its neighbours; it is a detached two-storey house, not a row house. ⚠️ The rear boundary opposite the grass strip and the main part of the private road do not appear in the photos and have not been checked. Anyone considering the property would need to confirm with the agent the exact address (lot number), the lot plan, the depth of the pole portion, whether the 46.37 m² road share is included in the land area, and the legal status of the private road on the east.