[Assessed 107.1%] Detached house in Adachi Ward, Tokyo — 15 min from Umejima Sta.

⚠️ The lot number is not disclosed, and the listing only states that the property faces a road under Article 42(1)(ii) of the Building Standards Act (a road created under a development permit). The direction and width of the road and the length of the frontage are not confirmed. The price of JPY 22.6 million is also slightly below the land value calculated with the lowest route price in the district (JPY 225,000/㎡, about JPY 22.7 million). This is a leaseback property in which the seller stays on as the tenant, and the terms of the lease (period, ordinary or fixed-term lease, any buy-back arrangement) are not shown in the listing. All of these need to be confirmed with the agent before signing a contract.

A detached house in Shimane 1-chome, Adachi Ward, Tokyo, a 15-minute walk from Umejima Station on the Tobu Isesaki Line (Tobu Skytree Line). Shimane 1-chome is a flat residential area on the Arakawa lowlands near Kannana-dori and Nikko-kaido, with supermarkets, a drugstore and family restaurants within a few hundred meters of the center of the district.

The price is JPY 22.6 million for 100.89㎡ of land (registered) and a 93.56㎡ building, a two-story wooden house built in April 2004 (4LDK with a loft). It is leased back to the seller at JPY 132,000 per month (JPY 1.584 million per year), a gross yield of 7.00%. The land is freehold, in an urbanization promotion area zoned Category 1 Medium-to-High-Rise Exclusive Residential (60% building coverage, 200% floor area ratio). The agent is Reuse Home Co., Ltd.

For the valuation, we counted the route prices of the local streets in Shimane 1-chome on the FY2026 route price map and used the most common value, JPY 240,000/㎡. This band rose from JPY 220,000 in 2024 to JPY 230,000 in 2025 and JPY 240,000 in 2026, about 9.1% in two years. The building has reached the 22-year statutory useful life for wooden buildings and is valued at zero, so the assessed ratio of about 107.1% is based on the land alone. If the lot faces the lowest-priced street in the district (JPY 225,000/㎡), the ratio would be about 100.4%; on the highest (JPY 270,000/㎡), about 120.5%.

There is one exterior photo. The gravel front yard is bordered by mesh fences on both sides, and both neighbors (an apartment building on the left and a house on the right) are at the same ground level as the lot, with no retaining wall or steps. The entrance porch is a single tiled step. The road itself and the rear boundary are not shown. Because the building is not included in the valuation, please confirm its condition, the road conditions and the lease terms with the agent before signing a contract.