[Assessed 99.2%] Land in Sumida Ward, Tokyo — 7 min from Kanegafuchi Sta.

This is a plot of land for sale in Sumida 3-chome, Sumida Ward, a 7-minute walk from both Kanegafuchi and Higashi-Mukojima stations on the Tobu Isesaki Line. The site is a very small 21.88 m² (about 6.6 tsubo, registered area) corner lot facing roads on the west and south. It is zoned as a neighborhood commercial district (80% building coverage, 300% floor-area ratio) within a quasi-fire prevention district; the land category is residential land and the tenure is freehold. The asking price is 7.5 million yen (reduced), and no yield is stated. Measured on OpenStreetMap in a straight line from the centroid of Sumida 3-chome (GSI address search), a My Basket small supermarket is about 160 m away and restaurants are about 100 m and 170 m away.

⚠️ The biggest uncertainty is road access. For both sides of the corner, neither the Kenbiya nor the Rakumachi listing states the width or legal classification of the road, or whether a setback is required. If a road is narrower than 4 m (a so-called Article 42-2 road under the Building Standards Act), the site must be set back to 2 m from the road centerline, and the setback strip cannot be used as part of the lot. In this site's assessment, if the deducted setback area exceeds 4.23 m² (about 19% of the lot), the assessed ratio falls below 80%. If both roads were Article 42-2 roads about 2.7 m wide, the setbacks on the two sides alone could exceed that area.

The listings disagree about the current use. Kenbiya says the lot is used as bicycle and car parking, with the contracts to be terminated and the site vacated at handover, while Rakumachi describes it as vacant land; the handover date is negotiable. Neither listing has a single photo or lot plan, so the presence of retaining walls, any step between the lot and the road, whether it is a flag-shaped lot, and whether it was part of a row house sharing a wall with the neighbor could not be checked. GSI 1 m elevation data show the blocks of Sumida 3-chome as flat low-lying land at −0.2 to −0.7 m, but because the lot number is not disclosed, the site itself could not be measured.

For the assessment we used 340,000 yen/m², the most common value on the local streets of Sumida 3-chome in the 2026 (Reiwa 8) rosenka maps, giving a land value of about 7.44 million yen and an assessed ratio of about 99.2% of the 7.5 million yen price (there is no building). The route price rose about 21% in two years, from 280,000 yen/m² in 2024 and 300,000 yen/m² in 2025. The listing quotes an inheritance-tax route price of 320,000 yen/m² on the seller's side, but it does not state the year, so we did not use it (it would give about 93.4%). Because the lot number is not disclosed, the route price of the adjoining road is not identified; if the lot faces the lowest band in the district, 260,000–265,000 yen/m², the ratio would be about 75.9–77.3%. In short, this is a corner lot 7 minutes from the station, but the road width and classification and the vacating of the current use are the main points to confirm.