[Assessed 103.9%] Detached house in Suginami Ward, Tokyo — 19 min from Nishi-Ogikubo Sta.

⚠️ Road access is via a private road on the north side; the listing gives its width as "under confirmation", and the road type, such as whether it is a road under the Building Standards Act, has not been confirmed. There is also no mention of private-road ownership shares or consent for passage and excavation. In the photos it looks like a flat paved road at least 4 m wide, but since this affects whether the house can be rebuilt, it needs to be confirmed with the agent. The property is a two-story wooden detached house in Momoi 4-chome, Suginami Ward, a 19-minute walk from Nishi-Ogikubo Station on the JR Chuo Line (listings give 16–19 minutes; we use the longest), a 4-minute walk from the Kanto Bus "Momoi Yonchome" stop, and a 21-minute walk from Kami-Igusa Station on the Seibu Shinjuku Line. It lies within the completed Iogi-machi land readjustment project area.

The price is ¥22.9 million, the same in all three listings. The land is 54.06 m² (registered, 16.35 tsubo), and the building is a 3DK with a total floor area of 60.81 m² (registered; 27.89 m² on the first floor and 32.92 m² on the second) and a south-facing balcony. Built in March 1974, it is currently vacant, and new wallpaper is scheduled to be finished at the end of October 2026. It is freehold, in a Category 1 Exclusively Low-rise Residential zone (building coverage 50%, floor area ratio 100%), a quasi-fire prevention district and a height control district, with public water, public sewer and city gas. ⚠️ With 60.81 m² of floor area on 54.06 m² of land, the floor area ratio is about 112%, and taking the 32.92 m² second floor as the building footprint gives building coverage of about 61%, both above the designated limits. It may be a legally non-conforming building built to the standards of its time, and a rebuild may not allow a building of the same size. The yield and expected rent have not been set.

The land is valued at the 2026 (Reiwa 8) road price of ¥440,000/m² (leasehold ratio D). ¥440,000/m² is the most common value on local roads in Momoi 4-chome, and the same road rose from ¥390,000 to ¥410,000 to ¥440,000/m² over three years. As a 52-year-old wooden house, the building's assessed value is zero, so the assessed ratio, based on the land alone, is about 103.9%. ⚠️ The private-road burden differs between listings: Kenbiya gives none, while the two SUUMO listings say "none" and "17.27 m²". If the 17.27 m² is treated as part of the 54.06 m² and deducted, the usable residential land would be 36.79 m² and the assessed ratio would fall to about 70.7%. This article uses the undeducted figure of about 103.9%, for three reasons: Kenbiya's land area is defined as excluding private roads; another listing states no private-road burden with the same 54.06 m²; and the building as seen in the floor plan (about 5.5 m wide by 6.4 m deep) would not fit on a 36.79 m² lot (about 5.0 m deep with a 7.3 m frontage). Dividing 17.27 m² by the 7.3 m frontage gives about 2.4 m, which matches a share of the private road up to its center line.

In the listing photos, the private road and the front entrance are at almost the same level, with no retaining wall or steps. The western boundary is a block wall (about 1.0 m), but the ground difference with the neighbor is at most about 0.3 m. There is no photo of the southern (rear) boundary, and GSI elevation data show the surroundings to be nearly flat. The house stands on its own with gaps on both sides and is not on a flag-shaped lot. The effect of the exact location on the road price is small; even at ¥410,000/m², the lowest value in 4-chome, the ratio is about 96.8%. The valuation and rebuilding conditions depend on how the private-road burden is treated, the road type and whether the building is non-conforming, so this property should be considered on the premise that these points are confirmed. For nearby facilities, store distances are the listing's figures, and restaurant distances are straight-line distances from the map position in the SUUMO listing.