◍ Suginami Ward, Tokyo
Land in Suginami
$643,871
✓ Freehold✓ Rebuildable
PULSE SCORE
37/100
Caution
VS FAIR VALUE
+54%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$9,074/m²
+54% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$419,254
$356,366–$482,142
LISTED PRICE
$643,871
+54% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 37/100
Land Price per m² vs Ward Median0/25
$3,125/m²/buildable m² — 11% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-12 pts
+67% above MLIT fair value — overpriced ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
7-min walk to station — good access ✓
Land Size6/15
70.96m² — standard plot
Zone & Development Grade13/15
Neighbourhood commercial — broad development options ✓
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
70.96 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Koenji Station · 7 min walk
About this property
✦ AI summaryA 70.96 m² freehold land plot in Suginami, Tokyo. Located 7 min walk from Koenji 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 Suginami neighbourhood.
WARD MARKET CONTEXT
MARKET RANK
Top 95%
vs Suginami
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$9,074/m²+54%
Median $5,908/m²
STRUCTURE
—Land play
Land-value play
Area Guide · Suginami
✦ AI summarySuginami ward — centred on Koenji, Asagaya, and Ogikubo along the JR Chuo-Sobu line — is Tokyo's cultural heartland for musicians, artists, and designers. Lower prices than central wards combined with excellent Shinjuku access support consistent rental demand.
COMPARABLES
Similar nearby
MLIT Sale80%SOLD
$606,452
75m² · Q3 2024
MLIT Sale76%SOLD
$580,645
75m² · Q4 2024
MLIT Sale73%SOLD
$709,677
65m² · Q2 2023
72%$663,871
2LDK · 105.7m²
ファミール荻窪 3階
Suginami
$709,548
70m²
69%$605,161
2LDK · 92.84m²
62%$645,161
2DK · 42.06m²
62%$643,871
1LDK · 91.77m²
フィールM西新宿 9階
Shinjuku
$645,032
65.62m²
ALL-IN COST
List Price$643,871
Acquisition Tax (~3%)$19,316
Registration (~2%)$12,877
Agent Fee (~3.3%)$21,248
Total All-in$697,312
RENTAL YIELD ESTIMATOR
Gross Yield4.81%
Annual Rent$30,968
$643,871
● Caution · 37/100
Freehold1 / 3Suginami Ward, Tokyo
Land in Suginami
LISTED PRICE
$643,871
$9,074/m² land
VS FAIR VALUEOverpriced
+54%
Above estimate· Est. $419,254
PULSE SCORE
37/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$9,074/m²
+54% vs ward
About This Property
AI-generated summaryA 70.96 m² freehold land plot in Suginami, Tokyo. Located 7 min walk from Koenji 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 Suginami neighbourhood.
Area Guide · Suginami
AI-generated summarySuginami ward — centred on Koenji, Asagaya, and Ogikubo along the JR Chuo-Sobu line — is Tokyo's cultural heartland for musicians, artists, and designers. Lower prices than central wards combined with excellent Shinjuku access support consistent rental demand.
VALUATION · MLIT MARKET DATA
Is this a good deal?
FAIR VALUE ESTIMATE
$419,254
Range $356,366 – $482,142
LISTED PRICE
$643,871
+54% above fair value
BELOW MARKETFAIRABOVE MARKET
2267
COMPS USED
$5,908/m²
WARD MEDIAN
MLIT
DATA SOURCE
High
CONFIDENCE
PULSE SCORE · LAND
How it scores
Caution · 37/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median0/25
$3,125/m²/buildable m² — 11% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-12 pts
+67% above MLIT fair value — overpriced ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
7-min walk to station — good access ✓
Land Size6/15
70.96m² — standard plot
Zone & Development Grade13/15
Neighbourhood commercial — broad development options ✓
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 Suginami listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$9,074/m²+54%
Suginami median $5,908/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 25 matches· incl. 3 MLIT sold
MLIT Recorded Sale80% MatchSOLD
$606,452
$606,452 · ¥125.3万/m²
西荻南
—
75m²
—
MLIT verified · Q3 2024
MLIT Recorded Sale76% MatchSOLD
$580,645
$580,645 · ¥120.0万/m²
和田
—
75m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale73% MatchSOLD
$709,677
$709,677 · ¥169.2万/m²
松ノ木
—
65m²
—
MLIT verified · Q2 2023
72% MatchACTIVEファミール荻窪 3階
Suginami
69% MatchACTIVE62% MatchACTIVE62% MatchACTIVEフィールM西新宿 9階
Shinjuku
9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 25
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.