[Assessed 87.2%] Condominium building in Shinagawa Ward, Tokyo — 6 min from Musashi-Koyama Sta.

This is a whole-building condominium in Ebara 3-chome, Shinagawa Ward, a 6-minute walk from Musashi-Koyama Station on the Tokyu Meguro Line, in a Category 1 Residential Zone. The site is a corner lot facing a public road about 4.0 m wide on the southeast and a public road about 2.7 m wide on the southwest. Nearby are the Ozeki Musashi-Koyama supermarket (about 160 m), Seijo Ishii (about 190 m), a Lawson convenience store (about 110 m), Komeda's Coffee (about 100 m) and MOS Burger (about 160 m). Distances are straight-line distances between OpenStreetMap shop locations and the address point from the GSI address search, not walking routes.

The building, "STY2", is a 3-story reinforced concrete (RC) structure completed in December 1991, with six studio units and a total floor area of 99.72 m² (33.24 m² per floor). The land is freehold, 102.44 m², with a 60% building coverage ratio and 300% floor area ratio, in a semi-fire-prevention district. The price is ¥83 million with a gross yield of 4.88% (¥4.05 million annual rent when fully occupied). The units are currently leased, and the buyer must take over the existing lease agreements.

Using the FY2026 (Reiwa 8) rosenka map, we adopted ¥660,000/m² (leasehold ratio D), the most common value among local roads in Ebara 3-chome, giving an assessed ratio of about 87.2%. Against the 47-year statutory life for RC, the building is 34 years old, so 13 remaining years are counted. Because the southwest road is narrower than 4 m, we treated it as an Article 42-2 road and estimated a setback of about 6.58 m², using an effective land area of 95.86 m². Without this deduction the ratio would be about 92.4%. This road price rose from ¥510,000/m² in 2024 to ¥660,000/m² in 2026, about 29.4% in two years and about 17.9% in 2026 alone.

⚠️ The setback area is not stated in the listing; our figure assumes a square frontage. The adjoining road is one of the ¥630,000–660,000/m² segments in the neighborhood, and even the lowest, ¥630,000/m², gives about 83.7%. In the eight exterior and road photos, both roads are at about the same level as the site, with no retaining wall, step or stairway access visible. Rent and lease terms for each unit are not given in the listing, so please confirm them with the listing agent.