[Assessed 80.2%] Condominium building in Itabashi Ward, Tokyo — 7 min from Takashimadaira Sta.

⚠️ The assessed ratio of this property is 80.22%, only 0.22 points above 80%. We use 320,000 yen/m², the most common route price on the local streets of Takashimadaira 7-chome (13 sections), as the representative value; applying the next most common value, 310,000 yen/m² (8 sections), gives an assessed ratio of 78.45%. The listing also does not show whether the total floor area of 2,175.64 m² includes the parking area under the building. If it does, removing more than about 20 m² of parking from the floor area brings the ratio below 80% (about 79.1% if 100 m² is removed). The listing states that there are disclosure items (kokuchi jiko), but it does not say what they are.

An apartment building named "Riverside" in a residential area of Takashimadaira 7-chome, 7 minutes on foot from Takashimadaira Station on the Toei Mita Line. It is a corner lot facing public roads 5.9 m wide on both the south and west sides. According to OpenStreetMap, Hokka Hokka Tei (about 60 m), Nemaste Himalaya (Indian, about 150 m), Lawson Store 100 (about 200 m) and Matsumoto Kiyoshi drugstore (about 330 m) are in the same 7-chome, and Tobu Store (about 500 m) is near Takashimadaira Station. All distances are straight-line distances from the centroid of Takashimadaira 7-chome, not from the property itself.

The building is a 4-storey reinforced concrete (RC) structure with 42 units (12 × 1K, 12 × 2DK, 18 × 3DK; 26.80–53.55 m² each), built in September 1989 (37 years old), leaving 10 years of the 47-year statutory useful life. The land is freehold, 1,147.10 m² on the register, in a Category 1 Medium-to-High-Rise Exclusive Residential Zone with 60% building coverage, 200% floor-area ratio and a Class 2 height district. The building is currently leased, with projected annual rent of about 42.07 million yen (gross yield 6.49%), and there is parking under the building.

The 2026 route price is 320,000 yen/m², up about 12.3% in two years from 285,000 yen/m² on the same road in 2024. In the nine listing photos, the site and the south and west roads are all flat, cars enter the parking under the building at road level, and no retaining walls or steps from the road are visible. The roughly nine steps at the entrance lead up to the raised ground floor of the building; they are not steps between the road and the site. Because the assessed ratio is only just above 80%, this is a property to consider after confirming with the agent how the route price applies, whether the floor area includes the parking, and what the disclosure items are.