[Assessed 80.6%] Detached house in Setagaya Ward, Tokyo — 9 min from Sengawa Sta.

A pre-owned detached house in Kamisoshigaya 7-chome, Setagaya Ward, Tokyo, a 9-minute walk from Sengawa Station on the Keio Line. The lot faces a 4 m wide public road on its north side, and the land is 155.25㎡ (registered area, freehold). Zoning is Category 1 low-rise exclusive residential (building coverage 40% (50%), floor area ratio 80% (100%)), with a Category 1 height control district, a 10 m building height limit and a semi-fire prevention district. Kenbiya lists it under whole apartment buildings, but the building is a single-family home and is currently vacant.

The building is a three-storey reinforced concrete (RC) structure built in July 1991 (35 years old), with 188.46㎡ of floor area (ground floor 86.82㎡, second floor 72.48㎡, third floor 29.16㎡). The ground floor has rooms of 8.5, 6 and 14 tatami plus a built-in garage for one car, the second floor is a single open space of about 33 tatami, and the third floor has an 8-tatami room. ⚠️The remarks on the sales sheet state that the building area is over the limit: the floor area of 188.46㎡ exceeds the floor-area-ratio limit (124.2㎡ at 80%, and still 155.25㎡ at the relaxed 100%). The building is suspected to be either non-compliant or legally non-conforming (built before the current rules), which affects whether a loan is available and means a rebuild could not be made at the same size.

⚠️The assessed value ratio is 80.62%, leaving almost no margin. The 2026 (Reiwa 8) route price is 390 thousand yen/㎡ (2024: 350 → 2025: 370 → 2026: 390 thousand yen/㎡, +11.4% over two years). Block roads in the chome range from 360 to 430 thousand yen/㎡, and the most common value, 390 thousand yen/㎡, is used as the representative figure. The road on the property's north side is valued at 400 thousand yen/㎡, which would give 82.3%, but if the representative value were one step lower at 380 thousand yen/㎡ the ratio would be about 79.0%. In addition, the floor area includes the built-in garage, whose area is not disclosed; excluding our estimate of about 15㎡ from the floor plan gives about 79.3%. Twelve years of the 47-year statutory useful life for RC buildings remain in the building's assessed value. No yield or expected rent is given, and the price is 94.8 million yen (negotiable).

The only photo is one exterior shot (the north front) on the sales sheet. The road and the lot are at the same level, with no retaining wall or steps; the external staircase in the middle leads up to the second-floor entrance and is part of the building. The houses on either side appear to be separate buildings. The east, west and south boundaries are not visible in the photo; GSI elevation data measured around the lot show a maximum difference of 0.7 m. Nearby facilities, measured as straight-line distances from the centroid of Kamisoshigaya 7-chome (OpenStreetMap), include Bamiyan (Kamisoshigaya 5-chome) at about 200 m, FamilyMart (Kamisoshigaya 5-chome) at about 470 m and 7-Eleven (Kamisoshigaya 4-chome) at about 520 m.