[Assessed 101.9%] Detached house in Adachi Ward, Tokyo — 15 min from Kameari Sta.

This is a pre-owned detached house in Towa 4-chome, Adachi Ward. The listing gives a 15-minute walk to both Kameari Station on the JR Joban Line and Kita-Ayase Station on the Tokyo Metro Chiyoda Line. The lot number is not disclosed, so the location is known only down to the chome. The zoning is Category 1 Residential (60% building coverage, 300% floor area ratio). According to the listing's nearby-facilities section, FamilyMart Adachi Towa is a 3-minute walk (231 m), 7-Eleven Adachi Towa 4-chome is 4 minutes (320 m) and the Belx Adachi Towa supermarket is 5 minutes (348 m) (distances as given by the listing). The restaurants in the nearby places below were confirmed on OpenStreetMap to be in Towa 2-3 chome, and their distances are straight-line distances from the centroid of Towa 4-chome.

The building is a two-storey wooden 3DK built in June 1966 (60 years old), with 45.19 m² of floor area on a 49.94 m² freehold lot. The ground floor has a Western-style room (about 14 m²), kitchen, bath and toilet; the upper floor has two Western-style rooms, a storage room and a balcony. Utilities are public water, public sewer and city gas. The house is currently occupied and sold as-is, with the handover date negotiable; no rent or yield is listed. ⚠️ The lot fronts a 3.6 m wide road on the west side with 2.6 m of frontage, and the listing does not state the road type or whether it is public or private. Because the road is narrower than 4 m, if it is a road under Article 42(2) of the Building Standards Act the lot would have to be set back to 2 m from the road centreline when rebuilding, but the setback area is not listed either. ⚠️ The only image in the listing is a floor plan; there are no photos of the exterior, the front road or the boundaries, so retaining walls, a step between the road and the lot, a flag-shaped lot, a row-house configuration and the condition of the building could not be checked from photos.

For the valuation we used 330,000 yen/m² (leasehold ratio D), the most common value on the local streets of Towa 4-chome in the 2026 route price maps. Estimating the setback as 0.2 m of retreat from the 3.6 m road times the 2.6 m frontage and excluding that 0.52 m² leaves 49.42 m², for an assessment ratio of about 101.9% of the 16 million yen asking price (about 103.0% without the deduction). The building is 60 years old, beyond the 22-year statutory useful life for wooden buildings, so its assessed value is zero and the valuation is land only. However, the lot number is undisclosed so the parcel cannot be identified, and the 3.6 m front road may have no route price of its own. Using other bands in the chome gives about 95.8% at 310,000 yen/m², about 92.7% at 300,000 yen/m² and about 84.9% at the lowest band of 275,000 yen/m². The 16 million yen price is below the land's route-price total at the representative value (about 16.31 million yen). The route price rose from 290,000 yen/m² in 2024 to 330,000 yen/m² in 2026, about 13.8% over two years.

⚠️ The biggest uncertainty is the shape of the lot. The ground-floor footprint on the floor plan is about 4.9 m × 5.0 m, wider than the 2.6 m frontage, so we think the lot is likely either L-shaped, widening away from the road, or a flag-shaped lot with the house behind a narrow access strip (the "pole"). With no photos or plot plan, the pole area could not be estimated and has not been deducted above. If the pole is taken as 2.6 m wide × 2 m deep, the ratio drops to about 91%; at 4 m deep, about 80.5%; at 5 m deep, about 75%. At the lowest band of 275,000 yen/m² with a 2 m pole, it is about 76%. On the other hand, the lot may simply be an irregular trapezoid or have a cut corner, with no pole. The floor plan also shows no windows on the left side on either floor, so a row-house (two-unit) configuration sharing a wall with the neighbour cannot be ruled out. GSI 1 m elevation data put the ground around the listing's map marker at -0.5 to -0.2 m on flat land, not terrain where a 1 m retaining wall or step would form, but this is not a measurement of the lot itself. The lot shape and pole dimensions, the front road type and setback, whether it is a row house, and the building's condition need to be confirmed with the cadastral map and survey plan, on site, and with the agent.