◍ Suginami Ward, Tokyo
Land in Suginami
$450,323
✓ Freehold✓ Rebuildable
PULSE SCORE
45/100
Caution
VS FAIR VALUE
-26%
Below estimate
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$4,368/m²
-26% vs ward
VALUATION · MLIT DATA
Is this a good deal?
FAIR VALUE EST.
$609,088
$517,725–$700,452
LISTED PRICE
$450,323
-26% below
BELOWFAIRABOVE
PRICE HISTORY
No price changes since listing.
PULSE SCORE · LAND
How it scores
● Caution · 45/100
Land Price per m² vs Ward Median0/25
$5,642/m²/buildable m² — 100% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value+3 pts
-20% below MLIT fair value — genuine discount ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
10-min walk to station — good access ✓
Land Size10/15
103.09m² — good buildable plot ✓
Zone & Development Grade2/15
Low-rise exclusive — most restrictive
Freehold Ownership10/10
Freehold (所有権) — full land title ✓
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Start free trial →PROPERTY FACTS
FLOOR
—
LAND
103.09 m²
LAYOUT
—
BUILT
—
STRUCTURE
—
TITLE
Freehold
🚉 Kami-Kitazawa Station · 10 min walk
About this property
✦ AI summaryA 103.09 m² freehold land plot in Suginami, Tokyo. Located 10 min walk from Kami-Kitazawa 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 93%
vs Suginami
FLEXIBILITY
Medium
From price positioning
LAND ECON.
$4,368/m²-26%
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 Sale90%SOLD
$451,613
105m² · Q4 2024
MLIT Sale90%SOLD
$451,613
105m² · Q1 2023
MLIT Sale89%SOLD
$451,613
100m² · Q3 2023
75%$482,581
2K · 59.62m²
63%$469,677
4LDK · 107.72m²
パレ・プラス大井町 1階
Shinagawa
$450,323
54.96m²
ジェイシティ千歳烏山 3階
Setagaya
$450,323
73.54m²
即日内見可能です 船橋1丁目 新築戸建
Setagaya
$450,323
56.51m²
58%$469,677
3DK · 83.35m²
ALL-IN COST
List Price$450,323
Acquisition Tax (~3%)$13,510
Registration (~2%)$9,006
Agent Fee (~3.3%)$14,861
Total All-in$487,699
RENTAL YIELD ESTIMATOR
Gross Yield4.81%
Annual Rent$21,677
$450,323
● Caution · 45/100
Freehold1 / 3Suginami Ward, Tokyo
Land in Suginami
LISTED PRICE
$450,323
$4,368/m² land
VS FAIR VALUEBelow Market
-26%
Below estimate· Est. $609,088
PULSE SCORE
45/100
Caution
EST. GROSS YIELD
—
Gross, est.
LAND VALUE
$4,368/m²
-26% vs ward
About This Property
AI-generated summaryA 103.09 m² freehold land plot in Suginami, Tokyo. Located 10 min walk from Kami-Kitazawa 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
$609,088
Range $517,725 – $700,452
LISTED PRICE
$450,323
-26% below 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 · 45/100
Caution <50Consider 50–69Strong 70+
Land Price per m² vs Ward Median0/25
$5,642/m²/buildable m² — 100% above Suginami benchmark $2,815/m² ✗✗ (zoned FAR — road width unverified)
Price vs MLIT Fair Value+3 pts
-20% below MLIT fair value — genuine discount ✓
Rebuild Permission8/20
Rebuild status unverified (SUUMO) — treated as neutral; confirm with agent ⚠
Station Proximity12/15
10-min walk to station — good access ✓
Land Size10/15
103.09m² — 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 93%
vs Suginami listings
FLEXIBILITY
Medium
Estimated from price positioning
LAND ECONOMICS
$4,368/m²-26%
Suginami median $5,908/m²
STRUCTURE VALUE
—Land play
Depreciated — land-value play
COMPARABLE PROPERTIES
Top 9 of 38 matches· incl. 3 MLIT sold
MLIT Recorded Sale90% MatchSOLD
$451,613
$451,613 · ¥66.7万/m²
久我山
—
105m²
—
MLIT verified · Q4 2024
MLIT Recorded Sale90% MatchSOLD
$451,613
$451,613 · ¥66.7万/m²
久我山
—
105m²
—
MLIT verified · Q1 2023
MLIT Recorded Sale89% MatchSOLD
$451,613
$451,613 · ¥70.0万/m²
浜田山
—
100m²
—
MLIT verified · Q3 2023
75% MatchACTIVE63% MatchACTIVEパレ・プラス大井町 1階
Shinagawa
ジェイシティ千歳烏山 3階
Setagaya
即日内見可能です 船橋1丁目 新築戸建
Setagaya
58% MatchACTIVE9 Drops
Price Drops
1005 New
Last 30 Days
6 Rec
MLIT Sold · 2yr
Medium · 38
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.