◍ Shinagawa Ward, Tokyo
Land in Shinagawa
$1,224,516
✓ Freehold✓ Rebuildable
PULSE SCORE
40/100
Caution
VS FAIR VALUE
+46%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$11,297/m²
+46% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$839,148
$713,276–$965,021
LISTED PRICE
$1,224,516
+46% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 40/100
Land Price per m² vs Ward Median4/25
$3,891/m²/buildable m² — near Shinagawa benchmark $3,826/m² ✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-12 pts
+53% above MLIT fair value — overpriced ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
8-min walk to station — good access ✓
Land Size10/15
108.39m² — good buildable plot ✓
Zone & Development Grade8/15
Quasi-industrial zone — verify intended use
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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Start free trial →PROPERTY FACTS
FLOOR
—
LAND
108.39 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Fudōmae Station · 8 min walk
About this property
✦ AI summaryA 108.39 m² freehold land plot in Shinagawa, Tokyo. Located 8 min walk from Fudōmae 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 Shinagawa neighbourhood.
WARD MARKET CONTEXT
MARKET RANK
Top 95%
vs Shinagawa
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$11,297/m²+46%
Median $7,742/m²
STRUCTURE
—Land play
Land-value play
Area Guide · Shinagawa
✦ AI summaryShinagawa ward is one of Tokyo's established residential and commercial precincts, offering a blend of urban convenience and neighbourhood character. Excellent transport links connect residents to central Tokyo and key business districts, supporting consistent rental demand from both domestic and expatriate tenants. The area's infrastructure, amenities, and ongoing development pipeline continue to underpin property values for foreign investors seeking Tokyo exposure.
COMPARABLES
Similar nearby
MLIT Sale72%SOLD
$1,225,806
140m² · Q1 2024
朝日マンション目黒 2階
Shinagawa
$1,095,484
77.81m²
朝日マンション目黒 2階
Shinagawa
$1,076,774
77.81m²
MLIT Sale70%SOLD
$1,161,290
90m² · Q3 2023
MLIT Sale69%SOLD
$1,032,258
100m² · Q3 2023
朝日マンション目黒 5階
Shinagawa
$1,418,065
91.8m²
64%$1,192,258
4LDK · 119.91m²
64%$1,192,258
6LDK · 163.22m²
62%$1,160,000
3LDK · 89.31m²
ALL-IN COST
List Price$1,224,516
Acquisition Tax (~3%)$36,735
Registration (~2%)$24,490
Agent Fee (~3.3%)$40,409
Total All-in$1,326,151
RENTAL YIELD ESTIMATOR
Gross Yield4.81%
Annual Rent$58,839
$1,224,516
● Caution · 40/100
Freehold1 / 3Shinagawa Ward, Tokyo
Land in Shinagawa
LISTED PRICE
$1,224,516
$11,297/m² land
VS FAIR VALUEOverpriced
+46%
Above estimate· Est. $839,148
PULSE SCORE
40/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$11,297/m²
+46% vs ward
About This Property
AI-generated summaryA 108.39 m² freehold land plot in Shinagawa, Tokyo. Located 8 min walk from Fudōmae 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 Shinagawa neighbourhood.
Area Guide · Shinagawa
AI-generated summaryShinagawa ward is one of Tokyo's established residential and commercial precincts, offering a blend of urban convenience and neighbourhood character. Excellent transport links connect residents to central Tokyo and key business districts, supporting consistent rental demand from both domestic and expatriate tenants. The area's infrastructure, amenities, and ongoing development pipeline continue to underpin property values for foreign investors seeking Tokyo exposure.
VALUATION · MLIT MARKET DATA
Is this a good deal?
FAIR VALUE ESTIMATE
$839,148
Range $713,276 – $965,021
LISTED PRICE
$1,224,516
+46% above fair value
BELOW MARKETFAIRABOVE MARKET
2107
COMPS USED
$7,742/m²
WARD MEDIAN
MLIT
DATA SOURCE
High
CONFIDENCE
PULSE SCORE · LAND
How it scores
Caution · 40/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median4/25
$3,891/m²/buildable m² — near Shinagawa benchmark $3,826/m² ✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-12 pts
+53% above MLIT fair value — overpriced ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
8-min walk to station — good access ✓
Land Size10/15
108.39m² — good buildable plot ✓
Zone & Development Grade8/15
Quasi-industrial zone — verify intended use
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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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 Shinagawa listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$11,297/m²+46%
Shinagawa median $7,742/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 35 matches· incl. 3 MLIT sold
MLIT Recorded Sale72% MatchSOLD
$1,225,806
$1,225,806 · ¥135.7万/m²
南品川
—
140m²
—
MLIT verified · Q1 2024
朝日マンション目黒 2階
Shinagawa
朝日マンション目黒 2階
Shinagawa
MLIT Recorded Sale70% MatchSOLD
$1,161,290
$1,161,290 · ¥200.0万/m²
小山台
—
90m²
—
MLIT verified · Q3 2023
MLIT Recorded Sale69% MatchSOLD
$1,032,258
$1,032,258 · ¥160.0万/m²
上大崎
—
100m²
—
MLIT verified · Q3 2023
朝日マンション目黒 5階
Shinagawa
64% MatchACTIVE64% MatchACTIVE62% MatchACTIVE9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 35
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.