[Assessed 81.2%] Condominium building in Meguro Ward, Tokyo — 8 min from Senzoku Sta.

⚠️ The listing leaves the building coverage ratio, floor area ratio, zoning and road access fields blank, so the type of the frontage road (public or private, and whether it qualifies as a road under the Building Standards Act) and its width have not been confirmed from the listing. In the photos, the east side of the building directly faces a road about 4 m wide at the same level (the width is estimated from the photos). The south side faces a passage about 3 m wide, from which a steel external staircase and a bridge lead up to the first-floor entrance. The passage is level with the road; the staircase is a building fixture for reaching the first floor, not a step between the road and the site.

Core Plus Senzoku is a whole apartment building in Haramachi 2-chome, Meguro Ward, Tokyo, an 8-minute walk from Senzoku Station on the Tokyu Meguro Line, 10 minutes from Nishi-Koyama Station and 16 minutes from Ookayama Station on the Tokyu Oimachi Line. It is a steel-reinforced concrete (SRC) building with three floors above ground and one basement level, built in December 1986, with 22 studio units (16.20–27.28 m²) and one shop unit, 23 units in total, all currently leased. The land is 560.83 m² (registered area, freehold, with a stated private road share of 30.84 m²) and the building is 966.07 m². The price is 530 million yen with an estimated annual rent of 30.18 million yen (gross yield 5.69%). Photos and GSI elevation data show flat ground around the site; the basement appears to be a semi-basement dug into level ground, and no retaining wall is visible.

The 2026 route price is 710,000 yen/m² (570,000 yen/m² in 2024 and 630,000 yen/m² in 2025), the most common value among the local streets of Haramachi 2-chome. The listing does not say whether the 30.84 m² private road share is included in the land area or held separately, so we treat it as included and deduct it: on the resulting 529.99 m² the assessed ratio is about 81.2%, and without the deduction it is about 85.4%. The building is SRC, but we value it with the same replacement cost and 47-year statutory useful life as RC (39 years old, 8 years remaining).

⚠️ The margin in the assessed ratio is small. The streets around the property's block are priced at 670,000 (east), 750,000 (south and north) and 780,000 (west) yen/m². If the road on the east side is the 670,000 yen/m² route, the assessed ratio falls to about 77.2%, and using 690,000 yen/m² as the representative value gives about 79.2% (both with the private road share deducted). Deducting the south passage (about 30 m²) separately from the private road share also gives about 77.2%, although its estimated area is almost the same as the private road share, so the share may be this passage itself. The road type and width and the treatment of the private road share should be confirmed with the listing agent. Distances to nearby facilities are straight-line distances from the centroid of Haramachi 2-chome (measured with OpenStreetMap), not from the property.