◍ Shinagawa Ward, Tokyo
Land in Shinagawa
$1,030,968
✓ Freehold✓ Rebuildable
PULSE SCORE
71/100
Strong
VS FAIR VALUE
-2%
Below estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$7,581/m²
-2% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$1,052,903
$894,968–$1,210,839
LISTED PRICE
$1,030,968
-2% below
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Strong · 71/100
Land Price per m² vs Ward Median25/25
$2,611/m²/buildable m² — 32% below Shinagawa benchmark $3,826/m² ✓✓ (zoned FAR — road width unverified)
Price vs MLIT Fair ValueNo change
Near MLIT fair value ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
7-min walk to station — good access ✓
Land Size10/15
136m² — good buildable plot ✓
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
136 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Musashi-Koyama Station · 7 min walk
About this property
✦ AI summaryA 136 m² freehold land plot in Shinagawa, Tokyo. Located 7 min walk from Musashi-Koyama 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.
$7,581/m²-2%
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
ALL-IN COST
List Price$1,030,968
Acquisition Tax (~3%)$30,929
Registration (~2%)$20,619
Agent Fee (~3.3%)$34,022
Total All-in$1,116,538
RENTAL YIELD ESTIMATOR
Gross Yield4.81%
Annual Rent$49,548
$1,030,968
● Strong · 71/100
Freehold1 / 3Shinagawa Ward, Tokyo
Land in Shinagawa
LISTED PRICE
$1,030,968
$7,581/m² land
VS FAIR VALUE
-2%
Below estimate· Est. $1,052,903
PULSE SCORE
71/100
Strong
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$7,581/m²
-2% vs ward
About This Property
AI-generated summaryA 136 m² freehold land plot in Shinagawa, Tokyo. Located 7 min walk from Musashi-Koyama 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
$1,052,903
Range $894,968 – $1,210,839
LISTED PRICE
$1,030,968
-2% below fair value
BELOW MARKETFAIRABOVE MARKET
2107
COMPS USED
$7,742/m²
WARD MEDIAN
MLIT
DATA SOURCE
High
CONFIDENCE
PULSE SCORE · LAND
How it scores
Strong · 71/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median25/25
$2,611/m²/buildable m² — 32% below Shinagawa benchmark $3,826/m² ✓✓ (zoned FAR — road width unverified)
Price vs MLIT Fair ValueNo change
Near MLIT fair value ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
7-min walk to station — good access ✓
Land Size10/15
136m² — good buildable plot ✓
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 →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
$7,581/m²-2%
Shinagawa median $7,742/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 28 matches· incl. 3 MLIT sold
MLIT Recorded Sale91% MatchSOLD
$1,032,258
$1,032,258 · ¥118.5万/m²
中延
—
135m²
—
MLIT verified · Q3 2023
MLIT Recorded Sale87% MatchSOLD
$1,032,258
$1,032,258 · ¥123.1万/m²
大崎
—
130m²
—
MLIT verified · Q3 2023
MLIT Recorded Sale85% MatchSOLD
$967,742
$967,742 · ¥111.1万/m²
小山台
—
135m²
—
MLIT verified · Q3 2024
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9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 28
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.