![[Assessed 83.9%] Apartment building in Suginami Ward, Tokyo — 7 min from Kugayama Sta.](https://toushi.homes.co.jp/upload/p4748/4748349/1787647874748-1.jpg)
[Assessed 83.9%] Apartment building in Suginami Ward, Tokyo — 7 min from Kugayama Sta.
Property Overview
| Location | Suginami Ward, Tokyo |
| Nearest Station | Keio Inokashira Line Kugayama Sta. |
| Walk | 7 min walk |
| Assessed Ratio | 83.9%Assessed 83.9% |
| Price | ¥75,000,000 |
| Type | Apartment building |
| Expected Yield | 7.29% |
| Structure | Wooden |
| Built | Built Aug 2016 (10 years old) |
| Land Area | 100.96㎡ |
| Building Area | 99.24㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Kenbiya | ¥75,000,000View listing |
| Rakumachi | ¥75,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥51,010,200 |
| Building assessed value | ¥11,908,800 |
| Total assessed value | ¥62,919,000 |
| Asking price | ¥75,000,000 |
| Assessed ratio | 83.9% |
Calculation basis
- Land assessed value was entered manually by the operator.
- Building = replacement cost ¥220,000/m² × floor area 99.24m² × remaining life 12y ÷ statutory life 22y
- Built Aug 2016 (10 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +15.9%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 440,000 | — |
| 2025 | 470,000 | +6.8% |
| 2026 | 510,000 | +8.5% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
We checked four sheets of the 2026 road price map, the Kenbiya and Rakumachi listings and six photos of the same property, and the power-line route to confirm the representative road price and how the setback and the area under the power lines were treated.
What We Could Not Confirm
- The lot number is not disclosed, so the exact location and the fronting road's price are not identified. If the fronting road is JPY 490,000/㎡, below the representative value, the ratio would be about 81.2%.
- The listing does not state the details of the building restrictions under the power lines (height limits or no-build area) or where the roughly 70.50 ㎡ lies on the site. Because this area is not deducted, the ratio is higher than the practical value.
- The fronting road is 3.6 m wide, and its legal classification (whether it is a Article 42-2 road under the Building Standards Act) is not stated in the listing.
- The rear (northwest) boundary does not appear in the photos, so any level difference there is unconfirmed.
- There is a gap between the current annual income (JPY 4.764 million) and the full-occupancy figure (JPY 5.472 million); the number of vacancies and each room's rent cannot be read from the listing.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
A two-story wooden apartment building in Miyamae 4-chome, Suginami Ward, Tokyo, a 7-minute walk from Kugayama Station on the Keio Inokashira Line. It sits in a Category 1 Low-rise Exclusive Residential Zone (building coverage 50%, floor area ratio 100%, minimum lot size 70 ㎡) and fronts a 3.6 m public road on the southeast for about 6.1 m. ⚠️ The fronting road is narrower than 4 m, and the listing states that the 100.96 ㎡ land area includes a setback strip of about 0.94 ㎡.
The price is JPY 75 million for 100.96 ㎡ of freehold land (no private-road burden) and a building completed in August 2016 with 99.24 ㎡ of floor area. It contains eight shared-style rooms of 7.08–7.25 ㎡ each and is currently leased. The full-occupancy annual income is listed as JPY 5.472 million (gross 7.29%), while the Rakumachi listing for the same property gives a current annual income of JPY 4.764 million (gross 6.35%). The repair history lists replacements of washing machines, the entrance security camera, the water heater and dryers between 2024 and 2026.
The assessed-value ratio is about 83.9%, based on a representative road price of JPY 510,000/㎡ for Miyamae 4-chome (2026 map, the most common value among local streets in the block), an effective land area of 100.02 ㎡ excluding the setback, and the building value of a 10-year-old wooden structure. ⚠️ According to the listing, power lines pass over about 70.50 ㎡ of the land, where building restrictions apply (the owner receives a line-easement payment of JPY 364,486 every two years). This area is not deducted in the valuation, so the ratio is higher than the property's practical value. The lot number is not disclosed and the fronting road's price could not be pinned down; at JPY 500,000/㎡ the ratio would be about 82.6%, and at JPY 490,000/㎡ about 81.2%.
In the six listing photos of the same property, the site is roughly level with the fronting road, with only two steps up to the entrance. No ground-level differences were seen on the left or right boundaries, and the property has no retaining walls, stair-only access or flag-shaped lot. The rear (northwest) boundary does not appear in the photos and is unconfirmed. Because the rooms are small shared-style units of about 7 ㎡, demand and rent levels should be checked separately from ordinary studio apartments.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
Learn About Assessed Value and Financing
Our blog explains the basics you need to read the numbers on this page.
不動産担保ローンとは？手持ちの不動産で次の物件を買う方法
不動産担保ローンは、持っている不動産を担保にお金を借りるローンです。仕組みや借りられる金額の目安、次の物件購入に使う方法、メリット・デメリットを解説します。
積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説
積算評価（担保評価）とは、銀行が物件の担保価値を土地と建物から計算する方法です。計算式・再調達価格・法定耐用年数の目安、路線価を使った調べ方、融資が付きやすい物件の特徴を計算例つきで解説します。
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