◍ Suginami Ward, Tokyo
Land in Suginami
$479,355
✓ Freehold✓ Rebuildable
PULSE SCORE
38/100
Caution
VS FAIR VALUE
+41%
Above estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$8,341/m²
+41% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$339,551
$288,618–$390,484
LISTED PRICE
$479,355
+41% above
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 38/100
Land Price per m² vs Ward Median4/25
$2,873/m²/buildable m² — near Suginami benchmark $2,815/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 Proximity15/15
5-min walk to station — excellent access ✓
Land Size3/15
57.47m² — compact plot
Zone & Development Grade10/15
Quasi-residential zone — limited commercial use
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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Start free trial →PROPERTY FACTS
FLOOR
—
LAND
57.47 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Roka-Koen Station · 5 min walk
About this property
✦ AI summaryA 57.47 m² freehold land plot in Suginami, Tokyo. Located 5 min walk from Roka-Koen 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.
$8,341/m²+41%
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 Sale87%SOLD
$477,419
55m² · Q2 2024
MLIT Sale82%SOLD
$451,613
60m² · Q2 2023
81%$482,581
2K · 59.62m²
MLIT Sale80%SOLD
$445,161
60m² · Q3 2023
65%$469,677
4LDK · 107.72m²
62%$502,581
3LDK · 70.23m²
62%$503,161
3LDK · 70.23m²
62%$503,161
3LDK · 70.23m²
コープ野村一番町 1階
Chiyoda
$477,290
47.74m²
ALL-IN COST
List Price$479,355
Acquisition Tax (~3%)$14,381
Registration (~2%)$9,587
Agent Fee (~3.3%)$15,819
Total All-in$519,141
RENTAL YIELD ESTIMATOR
Gross Yield4.85%
Annual Rent$23,226
$479,355
● Caution · 38/100
Freehold1 / 3Suginami Ward, Tokyo
Land in Suginami
LISTED PRICE
$479,355
$8,341/m² land
VS FAIR VALUEOverpriced
+41%
Above estimate· Est. $339,551
PULSE SCORE
38/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$8,341/m²
+41% vs ward
About This Property
AI-generated summaryA 57.47 m² freehold land plot in Suginami, Tokyo. Located 5 min walk from Roka-Koen 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
$339,551
Range $288,618 – $390,484
LISTED PRICE
$479,355
+41% 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 · 38/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median4/25
$2,873/m²/buildable m² — near Suginami benchmark $2,815/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 Proximity15/15
5-min walk to station — excellent access ✓
Land Size3/15
57.47m² — compact plot
Zone & Development Grade10/15
Quasi-residential zone — limited commercial 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 Suginami listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$8,341/m²+41%
Suginami median $5,908/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 33 matches· incl. 3 MLIT sold
MLIT Recorded Sale87% MatchSOLD
$477,419
$477,419 · ¥134.5万/m²
天沼
—
55m²
—
MLIT verified · Q2 2024
MLIT Recorded Sale82% MatchSOLD
$451,613
$451,613 · ¥116.7万/m²
荻窪
—
60m²
—
MLIT verified · Q2 2023
81% MatchACTIVEMLIT Recorded Sale80% MatchSOLD
$445,161
$445,161 · ¥115.0万/m²
久我山
—
60m²
—
MLIT verified · Q3 2023
65% MatchACTIVE62% MatchACTIVE62% MatchACTIVE62% MatchACTIVEコープ野村一番町 1階
Chiyoda
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.