◍ Shinagawa Ward, Tokyo
Land in Shinagawa
$385,806
✓ Freehold✓ Rebuildable
PULSE SCORE
26/100
Caution
VS FAIR VALUE
+13%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$8,742/m²
+13% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$341,652
$290,404–$392,899
LISTED PRICE
$385,806
+13% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 26/100
Land Price per m² vs Ward Median0/25
$6,023/m²/buildable m² — 57% above Shinagawa benchmark $3,826/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-2 pts
+18% above MLIT fair value
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity8/15
12-min walk to station
Land Size0/15
44.13m² — small plot, limited development ✗
Zone & Development Grade2/15
Low-rise exclusive — most restrictive
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
Unlock yield estimates, STR guidance and full breakdown on Investor plan
Start free trial →PROPERTY FACTS
FLOOR
—
LAND
44.13 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Omori Station · 12 min walk
About this property
✦ AI summaryA 44.13 m² freehold land plot in Shinagawa, Tokyo. Located 12 min walk from Omori 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 60%
vs Shinagawa
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$8,742/m²+13%
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 Sale88%SOLD
$393,548
45m² · Q4 2024
MLIT Sale87%SOLD
$374,194
45m² · Q3 2023
MLIT Sale87%SOLD
$374,194
45m² · Q2 2023
74%$353,548
1LDK · 74.22m²
パレ・プラス大井町 1階
Shinagawa
$450,323
54.96m²
59%$398,710
1LDK · 80.05m²
パレステージ大島 2階
Koto
$372,903
45.86m²
59%$374,194
1LDK · 38m²
クレッセント大島 8階
Koto
$361,161
57.47m²
ALL-IN COST
List Price$385,806
Acquisition Tax (~3%)$11,574
Registration (~2%)$7,716
Agent Fee (~3.3%)$12,732
Total All-in$417,828
RENTAL YIELD ESTIMATOR
Gross Yield4.82%
Annual Rent$18,581
$385,806
● Caution · 26/100
Freehold1 / 3Shinagawa Ward, Tokyo
Land in Shinagawa
LISTED PRICE
$385,806
$8,742/m² land
VS FAIR VALUE
+13%
Above estimate· Est. $341,652
PULSE SCORE
26/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$8,742/m²
+13% vs ward
About This Property
AI-generated summaryA 44.13 m² freehold land plot in Shinagawa, Tokyo. Located 12 min walk from Omori 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
$341,652
Range $290,404 – $392,899
LISTED PRICE
$385,806
+13% 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 · 26/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median0/25
$6,023/m²/buildable m² — 57% above Shinagawa benchmark $3,826/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-2 pts
+18% above MLIT fair value
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity8/15
12-min walk to station
Land Size0/15
44.13m² — small plot, limited development ✗
Zone & Development Grade2/15
Low-rise exclusive — most restrictive
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 60%
vs Shinagawa listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$8,742/m²+13%
Shinagawa median $7,742/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 33 matches· incl. 3 MLIT sold
MLIT Recorded Sale88% MatchSOLD
$393,548
$393,548 · ¥135.6万/m²
荏原
—
45m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale87% MatchSOLD
$374,194
$374,194 · ¥128.9万/m²
二葉
—
45m²
—
MLIT verified · Q3 2023
MLIT Recorded Sale87% MatchSOLD
$374,194
$374,194 · ¥128.9万/m²
荏原
—
45m²
—
MLIT verified · Q2 2023
74% MatchACTIVEパレ・プラス大井町 1階
Shinagawa
59% MatchACTIVEパレステージ大島 2階
Koto
59% MatchACTIVE$374,194
$374,194
6.7 km
1LDK
38m²
2020
Not Available
クレッセント大島 8階
Koto
9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 33
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.