[Assessed 80.6%] Detached house in Kodaira, Tokyo — 6 min from Hitotsubashi-Gakuen Sta.

A newly built detached house in Gakuen-Higashicho 2-chome, Kodaira, Tokyo, a 6-minute walk from Hitotsubashi-Gakuen Station on the Seibu Tamako Line. It sits in a Category 1 Low-rise Exclusive Residential Zone (building coverage 50% as a corner lot, floor area ratio 80%, Category 1 height district) and is a corner lot facing a 13.6 m public road with a sidewalk on the south and a 5.0 m road on the west. ⚠️ The western road is a dead end, and the listing does not state that it is a public road. Its legal classification, ownership shares and whether consent for passage and excavation is needed should be confirmed with the agent. According to the listing, one convenience store and two supermarkets are within a 6 to 10 minute walk.

⚠️ The building is not yet completed; completion is scheduled for January 2027. The price is JPY 76.9 million for 171.94 ㎡ of freehold land and a two-storey wooden house with 102.05 ㎡ of floor area (57.75 ㎡ on the 1st floor and 44.30 ㎡ on the 2nd), with parking for two cars. The layout is shown as 3LDK or more facing south on Kenbiya and as 4LDK on the SUUMO listing for the same property. A building confirmation number is listed, and design and construction housing performance evaluation reports are planned, with insulation grade 5. No rent has been set, so the yield is undetermined and no income figures can be shown. The site is currently vacant land awaiting construction; in the photos the lot and the fronting roads are at nearly the same level, with no retaining walls or stepped access.

The assessed ratio is about 80.6%, based on a representative road price of JPY 230,000/㎡ (2026) for Gakuen-Higashicho 2-chome and the assessed value of the new building. ⚠️ Kenbiya separately notes "private road: 14 ㎡" apart from the land area. Because Kenbiya defines its land area as excluding private roads, the lot plan draws the dead-end western road as a shape separate from the lot, and SUUMO shows no private road burden with 172.29 ㎡ of land, we judged that the 14 ㎡ is not included in 171.94 ㎡ and did not deduct it. If the 14 ㎡ were included and the effective land area were 157.94 ㎡, the assessed ratio would be about 76.4%. Using JPY 225,000/㎡, the second most common value in the district, as the representative road price gives about 79.5%.

⚠️ The lot plan shows a "city planning road line" crossing about 1 m into the south side of the lot, roughly 10 ㎡ or about 6% of the site by our measurement from the plan. Within a city planning road area, Article 53 of the City Planning Act restricts construction, in principle to buildings of no more than two storeys, with no basement and of a structure that can easily be moved or removed. If the road project proceeds, the affected part may be expropriated (purchased). The listing does not give the planned road's name, width or whether the project has been approved, so this needs to be confirmed with Kodaira City. The assessment does not deduct this area and uses the whole lot. With the building unfinished, rent and yield undetermined, and the valuation depending on the private road treatment and the planned road, this property calls for careful checking.