[Assessed 84.7%] Condominium building in Fussa, Tokyo — 7 min from Kumagawa Sta.

This is a whole-building condominium in Minamidenen 2-chome, Fussa, a 7-minute walk from Kumagawa Station on the JR Itsukaichi Line, in a Category 1 Exclusively Low-Rise Residential Zone. Haijima Station on the JR Ome Line is also a 16-minute walk. The site faces a 6.00 m-wide public road on the west. Nearby are the Marufuji Minamidenen supermarket (about 50 m), a 7-Eleven (about 280 m), a Lawson (about 350 m), Hotto Motto (about 110 m) and Ootoya (about 530 m). Because the lot number is not disclosed, distances are straight-line distances between OpenStreetMap shop locations and the representative point of Minamidenen 2-chome from the GSI address search, not routes from the property.

The building, "Chateau Shimizuzaka", is a 3-story reinforced concrete (RC) structure completed in October 1985, with twelve 3DK units (53.8 m² each) and a total floor area of 658.56 m². The land is freehold, 679 m², with a 50% building coverage ratio and 150% floor area ratio (about 97% of the allowed floor area is used). The price is ¥125 million with a gross yield of 8.20% (about ¥10.261 million annual rent when fully occupied). The listing states that the building is currently leased and fully occupied.

Using the FY2026 (Reiwa 8) rosenka map, we adopted ¥115,000/m² (leasehold ratio D), the most common value among local roads in Minamidenen 2-chome, giving an assessed ratio of about 84.7%. Against the 47-year statutory life for RC, the building is 41 years old, so 6 remaining years are counted. The listing mentions no private-road share or setback, so the listed 679 m² was used as is. This road price stayed flat at ¥115,000/m² from 2024 to 2026. The lowest value in the chome, ¥110,000/m², would give about 81.9%, and ¥120,000/m² about 87.4%.

⚠️ The lot number is not disclosed, so the adjoining road segment has not been identified. In the seven exterior photos, the entrance is reached from the west road by three tiled steps (about 0.5 m), the parking area is level with the road, and the south neighbor is at the same ground level, with no retaining wall or step of 1 m or more visible. However, the east (rear) boundary is not shown in any photo; we only confirmed with GSI elevation data that the area is flat. As the building is 41 years old, please confirm its major repair history and future repair plans with the listing agent.