[Assessed 165.7%] Detached house in Machida, Tokyo — 10 min from Tamagawagakuen-mae Sta.

⚠️ The listing has no photos of the site, so we could not check for retaining walls, height differences with the front road, whether it is a flag-shaped lot, whether it is a row house joined to its neighbours, or the condition of the building exterior. The price of 9.7 million yen is below the route-price value of the land (130,000 yen/m² × 123.61 m² ≈ 16.07 million yen), giving an assessed ratio of about 166%. GSI 1 m-mesh elevation data around the listing's map position show a terraced hillside development where roads and lots differ in height by 1 to 4.5 m. The listing gives the road frontage as north-east, 4.0 m wide; if the lot faces the road to the north, the height difference between road and lot (the retained height) could be about 4 m. The map position has some error and we could not pin down the exact lot, so the elevation figures are only a reference. Whether there are retaining walls, how high they are, whether they passed inspection, the height difference with the front road and whether access to the road is by steps are all unconfirmed.

This detached house is in Tamagawagakuen 5-chome, Machida, in a Category 1 low-rise residential zone (40% building coverage, 80% floor area ratio), a 10-minute walk from Tamagawagakuen-mae Station on the Odakyu Odawara Line. Buses also run from Kodomonokuni Station on the Kodomonokuni Line and Machida Station on the Yokohama Line. Straight-line distances from the property given by the source listing (Yahoo! Real Estate) are 594 m to Lawson Machida Kanaimachi, 724 m to Create SD Machida Kanai Kikura, 838 m to Odakyu OX Tamagawagakuen and 191 m to Kanai Elementary School. For restaurants, straight-line distances from the listing's map position are about 380 m to Saizeriya Machida Kanai and about 730 m to Matsuya Tamagawagakuen-mae by the station (OpenStreetMap).

The building is a two-storey wooden house built in December 1976 with 76.41 m² of floor area and a 3LDK layout, on 123.61 m² of land (registered area), freehold. The listing states there is no private-road burden and no setback is required. It faces south-east, has a garden and no parking. It has public water, mains sewerage and city gas. The house is currently vacant, and no rent or yield is shown. The listing does not say whether the front road is public or private.

Because the building has exceeded the statutory useful life for wooden buildings, we value it at zero and assess the land only. The FY2026 route price is 130,000 yen/m², up about 4% from 125,000 yen/m² in 2024 and 2025. Within the district, sections at 130,000 and 140,000 yen/m² are equal in number, so we used the lower value; at 140,000 yen the ratio would be about 178%. The road the lot faces is somewhere between 120,000 and 140,000 yen/m² and has not been identified, but even at 120,000 yen the ratio is about 153%. The price being well below the land value is more likely to reflect the retaining walls and height differences of a terraced development, the cost of demolishing a 49-year-old house and the size limits of a Category 1 low-rise zone than a bargain. Please consider it on the premise of checking the retaining walls and the cost of site works for rebuilding on site and with the city.