[Assessed 117.3%] Condominium building in Mizuho, Nishitama District, Tokyo — 20 min from Hakonegasaki Sta.

'Green Mansion' is a whole apartment building in Tonogaya, Mizuho, Nishitama District, listed as a 20-minute walk from Hakonegasaki Station on the JR Hachiko Line. The lot faces Ome-kaido (a metropolitan road about 7m wide) on the south. The area has the large Joyful Honda Mizuho shopping complex and restaurants along Ome-kaido, and the nearest convenience store is about 150m from the address in a straight line.

The building is a four-storey reinforced concrete structure completed in July 1993, with 16 units of 3LDK (56㎡ each), all with separate bath and toilet, and 25 parking spaces. The price is 170 million yen, with projected full-occupancy annual income of 12.348 million yen (gross yield 7.26%); it is currently tenanted and sold as is. According to another agent's listing of the same building, 15 of the 16 units are occupied (the one vacant unit is used by the owner), and the seller is exempt from liability for non-conformity and from the obligation to indicate boundaries. The land is 1,410.03㎡ (426.53 tsubo), freehold, with no private road burden listed. It spans two zones: up to 20m from Ome-kaido is a Category 1 residential zone (building coverage 60%, floor area ratio 200%) and beyond that a Category 1 low-rise exclusive residential zone (40%, 80%), within a quasi-fire prevention district. ⚠️ The other agent's listing states that part of the site is farmland and that the notification under Article 5 of the Agricultural Land Act is the buyer's responsibility. The area of the farmland is not listed.

⚠️ On the floor area: the Kenbiya listing gives 99.96㎡, but this does not match a four-storey building with 16 units (56㎡ × 16 = 896㎡), so we judged it to be an error and used the 894.96㎡ shown in another agent's listing of the same building. Calculated with 99.96㎡, the assessed ratio would be about 71%. 894.96㎡ is almost the same as the total of the unit areas, so the actual floor area including common corridors and stairs may be larger. For the road price we used 79,000 yen/㎡ (leasehold ratio D), the most common value among local streets in Oaza Tonogaya; it has risen about 2.6% from 77,000 yen/㎡ in 2024 and 2025. The assessed ratio is about 117.3%, and the land alone is valued at about 65.5% of the price. The farmland part is valued at the same road price as residential land, with no deduction for site preparation. The building is 33 years old, and its value declines with age.

This is a 33-year-old reinforced concrete apartment building on a large site, where the land accounts for most of the assessment. The location and area of the farmland, the Agricultural Land Act notification procedure and the exact floor area need to be confirmed with the agent. The nearby places are straight-line distances from the position of the address (Tonogaya 926) found with the GSI address search to their OpenStreetMap positions, and we confirmed with the GSI reverse geocoder that each is within Mizuho.