[Assessed 83.2%] Detached house in Toshima Ward, Tokyo — 6 min from Shiinamachi Sta.

This is a two-story wooden detached house in Nishi-Ikebukuro 4-chome, Toshima Ward, a 6-minute walk from Shiinamachi Station on the Seibu Ikebukuro Line. Kanamecho Station on the Tokyo Metro Yurakucho Line is a 13-minute walk and Ikebukuro Station is an 18-minute walk; Shiinamachi is the next station to Ikebukuro on the Seibu Ikebukuro Line. The site is in a Category 1 Exclusively Low-rise Residential Zone (building coverage 60%, floor area ratio 150%) and is also within a quasi-fire prevention district, a special educational district (bunkyo district), a height control district, a Landscape Act area and a residential land development regulation area. Nearby facilities are not listed, so those shown here are taken from OpenStreetMap with straight-line distances from the centroid of Nishi-Ikebukuro 4-chome, not from the property itself.

Built in April 1971 (55 years old), the house is a 1DK with 28.45㎡ of land and 34.43㎡ of floor area (both per the registry), held as freehold. The kitchen, bathroom and toilet were replaced and all rooms were redecorated in February 2025, and it can be handed over immediately. There is no parking. ⚠️ The site faces a 4m-wide private road on the west side with a frontage of only 2m. The listing does not say whether this private road is a road under the Building Standards Act (such as a designated road), so whether the house can be rebuilt needs to be confirmed with the agent and the ward. In the listing photo the gate on the private road is level with the road, with no retaining wall, step or stairway access, and the house stands apart from its neighbors. The east, south and north boundaries are not visible in the photos, but GSI elevation data show no step of around 1m nearby.

For the valuation we counted the block roads in Nishi-Ikebukuro 4-chome on the 2026 (Reiwa 8) route price maps. The 720 and 730 thousand yen/㎡ bands were tied as the most common, so we adopted the lower figure of 720 thousand yen/㎡. The private road the property faces carries no route price, so the band of its frontage has not been identified. Using nearby bands, the assessed ratio would be about 84.4% at 730 thousand yen/㎡, about 77.5% at 670 thousand yen/㎡, and about 71.7% and 69.4% at the lower bands in the block (620 and 600 thousand yen/㎡). As a 55-year-old wooden building past its 22-year statutory useful life, the building is valued at zero, so the ratio of about 83.2% comes from the land alone. Because the roughly 1m between the gate and the house forms a narrow passage, we conservatively deducted about 2.0㎡ (2m x 1m), giving an effective land area of 26.45㎡; without this deduction the ratio would be about 89.5%. The route price rose from 550 thousand yen/㎡ in 2024 to 720 thousand yen/㎡ in 2026, about 30.9% over three years.

⚠️ The listing does not state whether the 13.19㎡ private road share is included in the 28.45㎡ land area or is a separate parcel. If it were included, the lot would be only 15.26㎡; a two-story house of 34.43㎡ would then exceed the 150% floor area ratio and its ground floor would not fit on the lot, so we treated it as a separate parcel and did not deduct it. If it is deducted as part of the land, the ratio would be about 48.0%. ⚠️ The ground-floor area is not listed either; if it exceeds half of the total floor area (about 17.2㎡), it would slightly exceed the 60% coverage limit (17.07㎡), so the building may be legally non-conforming. Whether the 28.45㎡ lot falls below the minimum lot size, and how a rebuild would be treated (including any exemption for pre-existing lots), needs to be confirmed with the ward.