[Assessed 94.7%] Detached house in Suginami Ward, Tokyo — 15 min from Kamikitazawa Sta.

A detached rental house at 4-34 Shimotakaido, Suginami Ward, a 15-minute walk from Kamikitazawa Station on the Keio Line. The zoning is Category 1 Low-Rise Exclusive Residential (building coverage 40%, floor-area ratio 80%, Category 1 height district with a 10m height limit), and the listing notes that the Kanda River is nearby. The lot is a corner lot facing private roads 3.70m wide on the north and 3.80m wide on the east. Shops confirmed in OpenStreetMap as located within Suginami Ward include a 7-Eleven about 300m, the Chinese restaurant Rikaen about 350m, a FamilyMart about 450m and Super Value about 620m away, measured as straight-line distances from the block's reference point for No. 34 (coordinates from the GSI address search).

The building is a two-storey wooden 1LDK completed in November 1987, with a total floor area of 42.34㎡ (28.27㎡ on the ground floor and 14.07㎡ upstairs). It was built by Mitsui Home and has a certificate of completion inspection. The land is freehold with a registered area of 106.97㎡. It is sold with the current tenant in place, with annual rent of ¥1.32 million (¥110,000 per month) and a gross yield of 3.77%. Because the building is past the statutory useful life for wooden structures, its assessed value is set at ¥0.

The 2026 route price is ¥470,000/㎡ (¥410,000 in 2024 and ¥440,000 in 2025, up 14.6% over two years). The listing leaves the private-road burden field blank, but the lot plan draws the site boundary out to around the centerline of the private roads on the north and east, so we judged that the registered 106.97㎡ includes half of the private road. Excluding that portion and an estimated setback for the roads narrower than 4m leaves about 70.5㎡ of usable land, which gives an assessed-value ratio of 94.7%. If the private road is a separate parcel and the full registered area is usable land, the ratio would be 143.6%. The listing does not settle which is the case, so both figures are shown.

⚠️ There are several points to note. The minimum lot size in this area is 80㎡, and the usable land (about 70.5㎡) may fall below it; whether the existing lot is exempt when rebuilding needs to be confirmed with Suginami Ward. According to the listing's notes, the site is within an area covered by a land readjustment project in the city plan; building in such an area requires permission under Article 53 of the City Planning Act. There is a carport, and the listing states that it may cause the building coverage limit to be exceeded. The seller is released from liability for non-conformity and from obligations to repair equipment. The photos show a nearby high-voltage transmission tower and power lines overhead, but the listing does not show whether the lot itself lies beneath the lines. No route price is set on the private roads in front, so the lot is valued using the route price of the roads surrounding block No. 34 (¥470,000/㎡).