[Assessed 101.9%] Apartment building in Totsuka Ward, Yokohama, Kanagawa — 18 min from Higashi-Totsuka Sta.

A wooden apartment building in Hirado 2-chome, Totsuka Ward, Yokohama, an 18-minute walk from Higashi-Totsuka Station on the JR Yokosuka Line. ⚠️None of the listings we checked contains a single photo of the property, so we could not confirm from photos whether there are retaining walls, whether there is a step between the lot and the road (including access by stairs), whether the lot is flag-shaped or the building is attached to its neighbours, or the condition of the exterior. ⚠️GSI elevation data (1 m mesh) shows that the point at the listing's map coordinates (the lot number is not disclosed and the coordinates are unverified) lies on a flat terrace at about 60 m, while the ground rises by 3.4–3.9 m within 5–10 m to the east and to 62.6–63.7 m within 5–10 m to the north, indicating a stepped, terraced development. There may be a retaining wall or slope more than 3 m high along the east and north boundaries, and this has not been confirmed by photos.

The building is a two-storey wooden block of eight studio (1R) units built in May 1964 (62 years old), with 121.23㎡ of floor area on 130.15㎡ of land (registered area, freehold). Zoning is Category 1 low-rise exclusive residential (50% building coverage, 80% floor area ratio). ⚠️The floor area of 121.23㎡ exceeds the limit under the 80% floor area ratio (about 104.1㎡). Given the 1964 construction date the building may be legally non-conforming (built before the current rules), but this affects loan appraisal and means a rebuild may not be possible at the same size. According to another listing (HOME'S), the lot faces a road on its west side designated under Article 42-1-2 of the Building Standards Act (a development road); no listing states the road width. No private-road burden or rebuilding restriction is noted. The building is let, with a full-occupancy annual rent of 1.62 million yen (gross yield 7.04%).

The 2026 (Reiwa 8) route price is 180 thousand yen/㎡ (2024: 170 → 2025: 175 → 2026: 180 thousand yen/㎡, +5.9% over two years). Hirado 2-chome spans four route price map sheets and its block roads range from 140 to 185 thousand yen/㎡, so the most common value, 180 thousand yen/㎡, is used as the representative figure. Because the lot number is not disclosed, the road the property fronts has not been identified; around the listing coordinates the values are 160–185 thousand yen/㎡. Another listing (HOME'S) gives an inheritance-tax route price of 155,000 yen/㎡ in its remarks; this may be an earlier year's value and is not used as the representative figure, but at 155 thousand yen/㎡ the assessed value ratio would be 87.7%, and at the lowest value in the chome (140 thousand yen/㎡) it would be 79.2%. The wooden building is past its 22-year statutory useful life, so its assessed value is zero, and the land alone gives an assessed value ratio of 101.86% against the 23 million yen price.

Nearby facilities, measured as straight-line distances from the centroid of Hirado 2-chome (OpenStreetMap), include FamilyMart Koura Hirado 2-chome at about 270 m, Gusto Totsuka Hirado at about 280 m and the Big-A Yokohama Hirado supermarket (Hirado 5-chome) at about 360 m. As there are no photos, an on-site check of retaining walls, level differences, road width and building condition is a prerequisite for considering this property.