[Assessed 101.7%] Land in Itabashi Ward, Tokyo — 9 min from Nishi-Takashimadaira Sta.

This plot with an old house sits in Takashimadaira 5-chome, Itabashi Ward, Tokyo, a 9-minute walk from Nishi-Takashimadaira Station on the Toei Mita Line. The southwest side faces the frontage road of the Shin-Omiya Bypass, and the Shuto Expressway No. 5 Ikebukuro Route runs just to the west. Within a straight-line distance of about 500 m are the Three Mart supermarket (Takashimadaira 6-chome) and a 7-Eleven (Akatsuka 5-chome), with a Maruetsu supermarket about 810 m away (Narimasu 4-chome). For dining, the soba restaurant Hibikian is about 470 m away, Kashio Shokudo about 540 m and Jolly Pasta Takashimadaira about 780 m (all straight-line distances from OpenStreetMap).

The land is 152.49 sqm of freehold (registered area), registered as residential land. Zoning is Category I Residential, with 60% building coverage and 200% floor area ratios. The plot fronts a 5.00 m public road to the southwest, with no private-road burden recorded and no setback required. Itabashi sets minimum lot sizes of 60 to 100 sqm across most of the ward, and this plot exceeds all of them. ⚠️ The site currently carries an old house, and the photo shows two old buildings, but their structure, age and floor area are not listed (nor is it clear whether both stand on this plot). We have therefore excluded them and valued the property as land. Whether to demolish them, and the demolition cost (not included in the price or assessment), need to be checked by the buyer. The seller presents the site as land for an apartment building, and handover is immediate. The asking price is 48 million yen.

For the roadside land value we counted the local roads in Takashimadaira 5-chome across five 2026 road price sheets (Nos. 47009, 47017, 47018, 47026 and 47027; leasehold ratio D) and adopted the most common value, 320,000 yen per sqm. The same route rose from 285,000 yen in 2024 to 300,000 yen in 2025 and 320,000 yen in 2026, up about 12.3% over two years. With no private-road burden or setback, we valued the full 152.49 sqm of land and put the building at zero, giving an assessed ratio of about 101.7%. ⚠️ The Shin-Omiya Bypass frontage road the plot actually faces, however, carries a lower value of 295,000 yen per sqm; on that figure the ratio is about 93.7%.

The listing has one exterior photo, taken from the road. The southwest frontage road, with a pavement and guardrail, is flat, and the plot sits level with the pavement. The block footing and kerb along the road are under 0.3 m, and there is no retaining wall or stepped access. There is a gated gap between the two old buildings, so they are not terraced. ⚠️ The side and rear boundaries (northwest, southeast and northeast) are not shown in the photo, so we checked them with the Geospatial Information Authority's 1 m elevation data: the level difference around the plot is within 0.6 m. This is a flat residential area on the Arakawa lowlands.