[Assessed 89.5%] Land in Ota Ward, Tokyo — 9 min from Tenkubashi Sta.

This is investment land (with an old house on it) in Haneda, Ota Ward, Tokyo, a 9-minute walk from Tenkubashi Station and 11 minutes from Anamori-inari Station on the Keikyu Airport Line. ⚠️ The listing gives the location only as "Haneda, Ota Ward"; the chome (district block) and lot number are not disclosed. From the combination of walking times to the two stations (Tenkubashi is closer, Anamori-inari is 11 minutes), we estimate the site is in the southern to central part of Haneda 6-chome and use route prices for that chome. This is an estimate, not an identification of the lot. Haneda is flat low-lying land at the mouth of the Tama River, and the GSI digital elevation model (10 m mesh) gives an elevation of about 3 m at the estimated point.

The land is 362.74 m² (109.72 tsubo, registered area, freehold) with no private road share stated. It is zoned Category 1 Residential with a 60% building coverage ratio and 200% floor area ratio, and the listing states that it faces a public road about 6 m wide on the south side. The price of 158 million yen is for the land only. An old house currently stands on the site, but its structure, age and floor area are not in the listing, so the building is excluded and only the land is assessed. The listing also presents a new RC building plan by the seller: with a building cost of 215.5 million yen, the total comes to 373.5 million yen with an expected yield of 6.30%. ⚠️ The listing does not state whether commissioning the construction from this seller is a condition of purchase (i.e. whether this is land with a building condition), nor does it describe the land as such, so this needs to be confirmed with the agent.

The 2026 route price is 390,000 yen/m² (330,000 yen/m² in 2024 and 360,000 yen/m² in 2025), the most common value among the local streets of Haneda 6-chome. ⚠️ Besides the chome being an estimate, we have not identified which price band the frontage road belongs to. The local streets of Haneda 6-chome range from 295,000 to 400,000 yen/m², with a 310,000–340,000 yen/m² band in the south and west. If the site faces a road in that band, the assessed ratio falls to about 71–78% (about 87.2% at 380,000 yen/m², about 85.0% at 370,000 yen/m² and about 80.4% at 350,000 yen/m²).

⚠️ The listing has no photos at all, and the listings for the same property on Rakumachi and LIFULL HOME'S Investment have no photos of it either. Whether there is a retaining wall, any step between the site and the frontage road (including access by stairs), whether the lot is flag-shaped, whether the house is attached to its neighbours, and the exterior condition of the old house have all not been confirmed. Flat low-lying ground makes a retaining wall less likely, but we have not measured the site itself and this is no substitute for photos, so an on-site check or an inquiry to the agent is needed. Distances to nearby facilities are straight-line distances from the centroid of Haneda 6-chome (estimated), measured with OpenStreetMap, not distances from the property.