[Assessed 104.1%] Condominium building in Bunkyo Ward, Tokyo — 8 min from Sengoku Sta.

⚠️ This is a flag-shaped lot that touches the road only through a long, narrow access strip. The plot plan suggests the strip is about 4.0 m wide at the road and about 14 m long, narrowing to about 2.8 m towards the back. The Tokyo Metropolitan Building Safety Ordinance has rules on building apartment houses on lots that reach the road only through such a strip, and on the required strip width according to total floor area. Whether an apartment building of the same size could be rebuilt cannot be judged from the listing, so checking with the agent and the local authority is essential.

This apartment building stands in Sengoku 3-chome, Bunkyo Ward, Tokyo, an 8-minute walk from Sengoku Station on the Toei Mita Line and about 14 minutes on foot from both Sugamo Station (JR Yamanote Line) and Shin-Otsuka Station (Tokyo Metro Marunouchi Line). The listing gives the address only down to the district, and from the walking times we estimate the lot is in the eastern part of Sengoku 3-chome.

The building is a four-storey reinforced concrete structure completed in March 1996 and built by Kajima Corporation. It has a total floor area of 786.47 m² and 8 units of 43.33-162.11 m², with a pilotis car park (3 spaces) on the ground floor and no lift. Large-scale repairs were completed in May 2025. The building is currently let, with a gross yield of 3.65% at full occupancy (3.57% on current rents). The 654.08 m² freehold site lies in a Category 1 Medium-to-High-Rise Exclusive Residential Zone (building coverage 60%, floor area ratio 200%).

On the assessed-value side, the land is valued at the FY2026 road price of 1,060,000 yen/m² (up about 29.3% over three years) and the building at 17 remaining years of useful life after 30 years, giving an assessed ratio of about 104.1%. The land is valued at 598.08 m² after deducting about 56 m² for the access strip (an upper estimate from the plot plan). Because the street number is not disclosed, the road price of the fronting road is not confirmed; using the lowest nearby residential road price of 830,000 yen/m² gives about 84.4%.

The combined land and building assessment exceeds the asking price in a central Tokyo residential area, while the gross yield is in the 3% range and the main point to check is the rebuilding constraint that comes with the flag-shaped lot. The sale is as-is with no liability for non-conformity, so we recommend confirming the exact width and length of the access strip and the condition of the south-west boundary with the agent.