[Assessed 82.5%] Apartment building in Shinagawa Ward, Tokyo — 7 min from Hatanodai Sta.

⚠️ In all three listings of this property, including Kenbiya, the road-access field shows "-", so the width and type of the front road (public or private, and which category under the Building Standards Act) have not been confirmed. The 240% floor area ratio matches the cap for a lot in a Neighbourhood Commercial Zone fronting a 4 m road (4 m × 0.6), so the road is treated as 4 m wide and no setback is deducted. If the front road is an Article 42(2) road (narrower than 4 m), part of the lot would have to be set back as road depending on the frontage, and the assessment ratio falls by about 0.76 points for each ㎡ deducted. The displayed ratio of 82.49% is the figure without any deduction, and anyone considering a purchase should first confirm the road access.

This is a three-storey wooden apartment building with four units in Nishi-Nakanobu 2-chome, Shinagawa Ward, Tokyo. The nearest station is Hatanodai on the Tokyu Oimachi and Ikegami Lines, a 7-minute walk; Ebaramachi Station on the Tokyu Oimachi Line is an 8-minute walk. Built in October 2016 (10 years old), it has a floor area of 136.29 ㎡ on 86.25 ㎡ of freehold land. One listing gives the zoning as Neighbourhood Commercial, with 80% building coverage and a 240% floor area ratio. It is fully let, with an assumed annual income of 5.4 million yen and a displayed gross yield of 5.5%.

The route price used is 740,000 yen/㎡, the most common value on local roads in Nishi-Nakanobu 2-chome, up about 23.3% from 600,000 yen/㎡ in 2024. The listed address point appears to lie along the 730,000 yen/㎡ road on the southern edge of the chome; applying that value gives a ratio of about 81.6%. There are also many 620,000–630,000 yen/㎡ roads in the chome, and applying 620,000 yen/㎡ lowers the ratio to about 71.8%, so the figure will move once the fronting road is confirmed. The building is 10 years old, and 12 years of the 22-year statutory life for wooden buildings are counted in the assessment.

The Kenbiya listing has no photos. Exterior photos in another broker's listing of the same property show the paved courtyard where the entrances line up at the same level as the building foundation, with no retaining wall or stairs visible. However, the front-road side is not shown, so any step from the road and whether the lot is a flag-shaped lot reached by a narrow passage remain unconfirmed. Nearby, measured in a straight line from the listed address point: Kisoji about 80 m, 7-Eleven Shinagawa Hatanodai 2-chome about 160 m, Doutor Coffee Shop Hatanodai Nakahara-kaido about 190 m, Aji no Daio (ramen) about 200 m, AEON Town Hatanodai about 330 m, and Ozeki Hatanodai about 530 m (OpenStreetMap). The same property has also been listed by another broker since 20 August 2026.