◍ Setagaya Ward, Tokyo
Land in Setagaya
$4,193,548
✓ Freehold✓ Rebuildable
PULSE SCORE
31/100
Caution
VS FAIR VALUE
+132%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$14,976/m²
+132% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$1,806,516
$1,535,539–$2,077,494
LISTED PRICE
$4,193,548
+132% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 31/100
Land Price per m² vs Ward Median0/25
$7,738/m²/buildable m² — 142% above Setagaya benchmark $3,197/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-20 pts
+142% above MLIT fair value — significant premium ✗✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
6-min walk to station — good access ✓
Land Size15/15
280.01m² — strong development potential ✓
Zone & Development Grade6/15
Residential zone — residential build only
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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Start free trial →PROPERTY FACTS
FLOOR
—
LAND
280.01 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Shimokitazawa Station · 6 min walk
About this property
✦ AI summaryA 280.01 m² freehold land plot in Setagaya, Tokyo. Located 6 min walk from Shimokitazawa 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 95%
vs Setagaya
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$14,976/m²+132%
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 Sale77%SOLD
$4,000,000
310m² · Q2 2023
MLIT Sale69%SOLD
$4,064,516
380m² · Q4 2024
MLIT Sale64%SOLD
$4,516,129
390m² · Q2 2024
63%$4,354,839
3LDK · 327.23m²
63%$4,354,839
4LDK · 327.23m²
63%$4,354,839
3LDK · 327.23m²
63%$4,354,839
6LDK · 327.23m²
59%$3,858,065
5LDK · 221.92m²
59%$3,516,129
2LDK · 148.37m²
ALL-IN COST
List Price$4,193,548
Acquisition Tax (~3%)$125,806
Registration (~2%)$83,871
Agent Fee (~3.3%)$138,387
Total All-in$4,541,613
RENTAL YIELD ESTIMATOR
Gross Yield4.80%
Annual Rent$201,290
$4,193,548
● Caution · 31/100
⚠
Check on SUUMO →This listing may no longer be available — it hasn't been seen in our latest scrape.
Freehold1 / 3Setagaya Ward, Tokyo
Land in Setagaya
LISTED PRICE
$4,193,548
$14,976/m² land
VS FAIR VALUEOverpriced
+132%
Above estimate· Est. $1,806,516
PULSE SCORE
31/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$14,976/m²
+132% vs ward
About This Property
AI-generated summaryA 280.01 m² freehold land plot in Setagaya, Tokyo. Located 6 min walk from Shimokitazawa 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
$1,806,516
Range $1,535,539 – $2,077,494
LISTED PRICE
$4,193,548
+132% above fair value
BELOW MARKETFAIRABOVE MARKET
2989
COMPS USED
$6,452/m²
WARD MEDIAN
MLIT
DATA SOURCE
High
CONFIDENCE
PULSE SCORE · LAND
How it scores
Caution · 31/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median0/25
$7,738/m²/buildable m² — 142% above Setagaya benchmark $3,197/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-20 pts
+142% above MLIT fair value — significant premium ✗✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
6-min walk to station — good access ✓
Land Size15/15
280.01m² — strong development potential ✓
Zone & Development Grade6/15
Residential zone — residential build only
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 95%
vs Setagaya listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$14,976/m²+132%
Setagaya median $6,452/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 19 matches· incl. 3 MLIT sold
MLIT Recorded Sale77% MatchSOLD
$4,000,000
$4,000,000 · ¥200.0万/m²
北沢
—
310m²
—
MLIT verified · Q2 2023
MLIT Recorded Sale69% MatchSOLD
$4,064,516
$4,064,516 · ¥165.8万/m²
上馬
—
380m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale64% MatchSOLD
$4,516,129
$4,516,129 · ¥179.5万/m²
玉川台
—
390m²
—
MLIT verified · Q2 2024
63% MatchACTIVE63% MatchACTIVE63% MatchACTIVE63% MatchACTIVE59% MatchACTIVE59% MatchACTIVE9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 19
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.