◍ Setagaya Ward, Tokyo
Land in Setagaya
$405,161
✓ Freehold✓ Rebuildable
PULSE SCORE
60/100
Consider
VS FAIR VALUE
-48%
Below estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$3,379/m²
-48% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$773,613
$657,571–$889,655
LISTED PRICE
$405,161
-48% below
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Consider · 60/100
Land Price per m² vs Ward Median25/25
$1,746/m²/buildable m² — 45% below Setagaya benchmark $3,197/m² ✓✓ (zoned FAR — road width unverified)
Price vs MLIT Fair Value+3 pts
-45% below MLIT fair value — genuine discount ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity0/15
21-min walk to station — far from transit ✗
Land Size10/15
119.91m² — good buildable plot ✓
Zone & Development Grade4/15
Mid-rise residential exclusive
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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Start free trial →PROPERTY FACTS
FLOOR
—
LAND
119.91 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Seijo-Gakuenmae Station · 21 min walk
About this property
✦ AI summaryA 119.91 m² freehold land plot in Setagaya, Tokyo. Located 21 min walk from Seijo-Gakuenmae Station. Rebuilding is permitted, making this suitable for custom home construction or development. Freehold title provides full land ownership rights with no ground lease obligations. An attractive option for investors seeking a Tokyo land-banking position or buyers planning a custom-built residence in an established Setagaya neighbourhood.
WARD MARKET CONTEXT
MARKET RANK
Top 77%
vs Setagaya
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$3,379/m²-48%
Median $6,452/m²
STRUCTURE
—Land play
Land-value play
Area Guide · Setagaya
✦ AI summarySetagaya is Tokyo's most populous ward and the premier family residential destination, encompassing Sangenjaya, Yoga, and the Tokyu Den-en-toshi corridor. International schools, abundant parks, and low crime statistics create lasting demand from dual-income families and expatriate households.
COMPARABLES
Similar nearby
MLIT Sale87%SOLD
$387,097
120m² · Q3 2023
MLIT Sale83%SOLD
$425,806
125m² · Q4 2024
MLIT Sale83%SOLD
$387,097
115m² · Q4 2024
72%$419,290
2LDK · 51.38m²
72%$418,065
2LDK · 72.14m²
72%$419,290
2LDK · 77.48m²
72%$419,290
2LDK · 77.48m²
72%$419,290
2LDK · 77.48m²
72%$419,290
2LDK · 77.48m²
ALL-IN COST
List Price$405,161
Acquisition Tax (~3%)$12,155
Registration (~2%)$8,103
Agent Fee (~3.3%)$13,370
Total All-in$438,790
RENTAL YIELD ESTIMATOR
Gross Yield4.78%
Annual Rent$19,355
$405,161
● Consider · 60/100
Freehold1 / 3Setagaya Ward, Tokyo
Land in Setagaya
LISTED PRICE
$405,161
$3,379/m² land
VS FAIR VALUEBelow Market
-48%
Below estimate· Est. $773,613
PULSE SCORE
60/100
Consider
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$3,379/m²
-48% vs ward
About This Property
AI-generated summaryA 119.91 m² freehold land plot in Setagaya, Tokyo. Located 21 min walk from Seijo-Gakuenmae Station. Rebuilding is permitted, making this suitable for custom home construction or development. Freehold title provides full land ownership rights with no ground lease obligations. An attractive option for investors seeking a Tokyo land-banking position or buyers planning a custom-built residence in an established Setagaya neighbourhood.
Area Guide · Setagaya
AI-generated summarySetagaya is Tokyo's most populous ward and the premier family residential destination, encompassing Sangenjaya, Yoga, and the Tokyu Den-en-toshi corridor. International schools, abundant parks, and low crime statistics create lasting demand from dual-income families and expatriate households.
VALUATION · MLIT MARKET DATA
Is this a good deal?
FAIR VALUE ESTIMATE
$773,613
Range $657,571 – $889,655
LISTED PRICE
$405,161
-48% below fair value
BELOW MARKETFAIRABOVE MARKET
2989
COMPS USED
$6,452/m²
WARD MEDIAN
MLIT
DATA SOURCE
High
CONFIDENCE
PULSE SCORE · LAND
How it scores
Consider · 60/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median25/25
$1,746/m²/buildable m² — 45% below Setagaya benchmark $3,197/m² ✓✓ (zoned FAR — road width unverified)
Price vs MLIT Fair Value+3 pts
-45% below MLIT fair value — genuine discount ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity0/15
21-min walk to station — far from transit ✗
Land Size10/15
119.91m² — good buildable plot ✓
Zone & Development Grade4/15
Mid-rise residential exclusive
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
Unlock yield estimates, STR guidance and full breakdown on Investor plan
Start free trial →This score is algorithmic and does not constitute investment advice. Full methodology →
PROPERTY INTELLIGENCE
Ward market context
MARKET RANK
Top 77%
vs Setagaya listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$3,379/m²-48%
Setagaya median $6,452/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 49 matches· incl. 3 MLIT sold
MLIT Recorded Sale87% MatchSOLD
$387,097
$387,097 · ¥50.0万/m²
粕谷
—
120m²
—
MLIT verified · Q3 2023
MLIT Recorded Sale83% MatchSOLD
$425,806
$425,806 · ¥52.8万/m²
北烏山
—
125m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale83% MatchSOLD
$387,097
$387,097 · ¥52.2万/m²
八幡山
—
115m²
—
MLIT verified · Q4 2024
72% MatchACTIVE72% MatchACTIVE72% MatchACTIVE72% MatchACTIVE72% MatchACTIVE72% MatchACTIVE9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 49
Data
TokyoInvestor aggregates public listings and provides research estimates. Verify all details with licensed real estate professionals before purchasing. STR eligibility reflects ward-level guidance only — confirm with building management. Valuation scores are algorithmic estimates, not appraisals.