[Assessed 95.5%] Land in Suginami Ward, Tokyo — 13 min from Shin-koenji Sta.

This is a lot for sale in Horinouchi 2-chome, Suginami Ward, Tokyo. ⚠️ The land is 28.66 m² (about 8.66 tsubo), a narrow strip with a frontage of about 2.4 m and a depth of about 12 m. With a 40% building coverage ratio and 80% floor area ratio, the building footprint is limited to about 11 m² and the total floor area to about 23 m², so only a very small building can be built. ⚠️ In addition, Tokyo's zoning plan sets a minimum lot area of 80 m² for this zone (Category 1 Low-rise Exclusive Residential, 40% coverage, 80% floor area ratio), and this lot falls below it. Lots that existed before the minimum was set may be exempt, but whether this lot qualifies needs to be confirmed with Suginami Ward; if it does not, a building may not be allowed on this lot alone.

It is in a residential area a 13-minute walk from Shin-koenji Station on the Tokyo Metro Marunouchi Line. From the center of Horinouchi 2-chome, 7-Eleven Suginami Horinouchi 2-chome is about 240 m in a straight line, and Summit Myohoji-mae and FamilyMart Suginami Horinouchi 3-chome are about 370 m. For dining, Sakae Sushi is about 340 m and Tsukiji Nihonkai Honancho about 600 m away (all straight-line distances from the chome center, based on OpenStreetMap).

The land is 28.66 m² (registered), freehold, registered as residential land and flat. The listing calls it a warehouse lot; there is currently a shed-sized storehouse and some plants on the site, and it is sold as is. It fronts a 3.0 m public road on the southeast for 2.4 m. ⚠️ The setback field in the listing is "-", but because the road is narrower than 4 m, a setback to 2 m from the road center is expected to be required. ⚠️ Only electricity is listed under utilities; water, sewerage, and gas are not mentioned. In the listing photo, the step from the road is a brick curb of about 10–15 cm, with no retaining wall or stair access visible. The only remark is that the judicial scrivener is designated by the agent. The price is 13.8 million yen.

For the road price, we counted the block roads of Horinouchi 2-chome on the 2026 road price maps (sheets 42033, 42034, and 42042; leasehold ratio D) and used 480,000 yen/m², the lower of the two most common bands, as the representative value. The same road was 410,000 yen in 2024 and 440,000 yen in 2025, up about 17.1% over two years. After deducting the setback, estimated at about 1.20 m², we valued 27.46 m², giving an assessed ratio of about 95.5% (about 99.7% without the deduction). ⚠️ However, the bands around the listing's map location are 440,000–460,000 yen/m², which would give about 87.6–91.5%. If the site were on the lowest band in the chome, 400,000 yen/m², it would be about 79.6%. The 3.0 m front road may also have no road price assigned.