◍ Suginami Ward, Tokyo
Land in Suginami
$800,000
✓ Freehold✓ Rebuildable
PULSE SCORE
39/100
Caution
VS FAIR VALUE
+23%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$7,274/m²
+23% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$649,797
$552,327–$747,266
LISTED PRICE
$800,000
+23% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 39/100
Land Price per m² vs Ward Median0/25
$7,517/m²/buildable m² — 167% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-6 pts
+34% above MLIT fair value ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity15/15
5-min walk to station — excellent access ✓
Land Size10/15
109.98m² — good buildable plot ✓
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
109.98 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Nishi-Eifuku Station · 5 min walk
About this property
✦ AI summaryA 109.98 m² freehold land plot in Suginami, Tokyo. Located 5 min walk from Nishi-Eifuku 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.
$7,274/m²+23%
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 Sale84%SOLD
$774,194
115m² · Q4 2024
MLIT Sale80%SOLD
$774,194
120m² · Q2 2024
MLIT Sale75%SOLD
$903,226
115m² · Q3 2024
ファミール荻窪 3階
Suginami
$709,548
70m²
64%$825,806
3LDK · 104.95m²
62%$838,710
3LDK · 91.94m²
芝浦アイランドケープタワー 11階
Minato
$799,355
57.71m²
猿江恩賜公園レジデンス 2階
Koto
$805,161
71.1m²
シティテラス目白 6階
Toshima
$793,548
63.99m²
ALL-IN COST
List Price$800,000
Acquisition Tax (~3%)$24,000
Registration (~2%)$16,000
Agent Fee (~3.3%)$26,400
Total All-in$866,400
RENTAL YIELD ESTIMATOR
Gross Yield4.84%
Annual Rent$38,710
$800,000
● Caution · 39/100
Freehold1 / 3Suginami Ward, Tokyo
Land in Suginami
LISTED PRICE
$800,000
$7,274/m² land
VS FAIR VALUEOverpriced
+23%
Above estimate· Est. $649,797
PULSE SCORE
39/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$7,274/m²
+23% vs ward
About This Property
AI-generated summaryA 109.98 m² freehold land plot in Suginami, Tokyo. Located 5 min walk from Nishi-Eifuku 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
$649,797
Range $552,327 – $747,266
LISTED PRICE
$800,000
+23% 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 · 39/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median0/25
$7,517/m²/buildable m² — 167% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value-6 pts
+34% above MLIT fair value ✗
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity15/15
5-min walk to station — excellent access ✓
Land Size10/15
109.98m² — good buildable plot ✓
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 95%
vs Suginami listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$7,274/m²+23%
Suginami median $5,908/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 30 matches· incl. 3 MLIT sold
MLIT Recorded Sale84% MatchSOLD
$774,194
$774,194 · ¥104.3万/m²
阿佐谷北
—
115m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale80% MatchSOLD
$774,194
$774,194 · ¥100.0万/m²
高円寺南
—
120m²
—
MLIT verified · Q2 2024
MLIT Recorded Sale75% MatchSOLD
$903,226
$903,226 · ¥121.7万/m²
下井草
—
115m²
—
MLIT verified · Q3 2024
ファミール荻窪 3階
Suginami
64% MatchACTIVE62% MatchACTIVE芝浦アイランドケープタワー 11階
Minato
猿江恩賜公園レジデンス 2階
Koto
シティテラス目白 6階
Toshima
9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 30
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.