If you are considering the sale of real estate, inheritance, or property valuation in the Ogikubo area, understanding the proper property value is an important factor in your decision.
INA & Associates, Inc. As a "tech-driven human capital investment company" with a focus on real estate brokerage, rental brokerage, and property management, we are able to meet all of your real estate needs.
Although we do not hold a real estate appraiser license, we can introduce you to reliable real estate appraisers based on our many years of industry experience and extensive network. As experts in the Ogikubo area real estate market, we provide total support to our clients, from selecting the appropriate appraiser to the procedures.
In this article, we will explain the characteristics of the Ogikubo area real estate market, the necessity of real estate appraisal, cost rates, and how to choose a reliable appraiser in an easy-to-understand manner for the general public.
The Ogikubo area real estate market and the importance of appraisals
Overview of the real estate market in Ogikubo
Ogikubo is located in Suginami-ku, Tokyo, and is a highly convenient transportation area served by the JR Chuo Line and the Tokyo Metro Marunouchi Line. It is known as a popular residential area with good access to central Tokyo and a pleasant living environment.
Real estate price trends in the Ogikubo area show a steady upward trend in recent years: in 2025, the average public land price in the Ogikubo station area was 1,346,444 yen/m2 (445,055 yen per tsubo), a 12.65% increase over the previous year. This figure is much higher than the national land price increase rate, and is a testament to the high demand for real estate in the Ogikubo area.
| Item | Value | Year-on-year |
|---|---|---|
| Average land price around Ogikubo station | 1,346,444 yen/㎡ | +12.65 |
| Average price per tsubo (m2) | 4,450,055 yen | +12.65% Average land price |
| Suginami Ward average land price | 781,256 yen/m2 | -1,660,000 yen/㎡ (average price per square meter) |
| National ranking (Suginami-ku) | 14th/1736 municipalities | -Suginami Ward |
Cases requiring real estate appraisal
The following are the main cases in which real estate appraisal is required in the Ogikubo area.
In the evaluation of property at the time of inheritance, a proper calculation of real estate value is required for the declaration of inheritance tax. Especially in an area with rising land prices such as Ogikubo, professional appraisals are important because accurate valuation has a significant impact on the amount of inheritance tax.
Proper valuation of shared real estate is also required in property division during divorce. In divorce proceedings, which tend to be emotional, an objective valuation by a third-party real estate appraiser is essential to achieving a fair division of property.
When evaluating collateral for a loan from a financial institution, it is necessary to calculate the real estate value with the high degree of accuracy required by the bank. Properties in the Ogikubo area tend to be valued at higher collateral values, but with proper appraisals, it is possible to expect to obtain optimal loan terms.
In corporate asset valuation, real estate appraisals are used to evaluate the market value of real estate to be included in corporate financial statements and to calculate corporate value during M&A.
Valuation Points Specific to the Ogikubo Area
In the Ogikubo area, the following characteristic factors affect the valuation.
Convenience of transportation is one of the most important factors in appraisal, as it is a rapid stop on the JR Chuo Line and has good access to the city center, about 15 minutes to Shinjuku and about 30 minutes to Tokyo Station.
The abundance of commercial facilities is also a key evaluation point. Large-scale commercial facilities such as "Lumine Ogikubo" and "Town Seven" are located around Ogikubo Station, and are highly evaluated for their convenience in daily life.
In terms of the quality of the living environment, the location characteristics of a quiet residential area combined with the convenience of daily life create stable demand, especially among families.
In terms of future potential, the Ogikubo area is expected to maintain and increase its asset value over the long term, as stable housing demand and an upward trend in land prices are expected to continue, although there are few redevelopment plans or other major change factors in the area.
Real Estate Appraiser's Duties and How to Choose One
Role and duties of a real estate appraiser
Real estate appraisers are nationally licensed professionals under the jurisdiction of the Ministry of Land, Infrastructure, Transport and Tourism, and are highly skilled professionals who objectively determine the economic value of real estate. Their main duties are to calculate the appropriate value of real estate in accordance with strict legal procedures and to prepare "real estate appraisal reports.
The specific duties of a real estate appraiser are diverse.
In appraisal work, the appraiser uses specialized methods to calculate the value of land and buildings according to the client's needs. We determine the appropriate value for various purposes, such as sales and purchase, exchange, collateralization, donation, and inheritance.
In consulting services, we provide comprehensive advice on real estate, including proposals on how to effectively utilize real estate, support for investment decisions, and development plans.
As public services, we are also in charge of important tasks conducted by the national and local governments, such as public notice of land prices, prefectural land price surveys, evaluation of inheritance tax roadside land prices, and evaluation of standard residential land for fixed asset tax purposes.
How to Choose a Reliable Real Estate Appraiser
The following are points to consider when selecting an appraiser for a real estate appraisal in the Ogikubo area.
Regional familiarity is one of the most important selection criteria. By selecting an appraiser who has a deep understanding of the real estate market trends, regional characteristics, and future potential of the Ogikubo area, you can expect a more accurate appraisal. It is recommended that you select an appraiser with extensive experience in appraising properties in Suginami-ku and the Ogikubo area.
Compatibility of specialty areas is also important. Different appraisers specialize in different fields, such as residential real estate, commercial real estate, and industrial real estate. Selecting an appraiser who is familiar with your property type will ensure an accurate appraisal using appropriate valuation methods.
When checking qualifications and performance, it is important to confirm the number of years of work experience, past appraisal performance, and the size and reliability of the appraisal firm to which the appraiser belongs, as well as the national certification of the real estate appraiser.
Communication skills are another important point that should not be overlooked. By choosing an appraiser who understands the purpose and background of the appraisal accurately and explains it in an easy-to-understand manner, you will receive highly satisfactory service.
Real estate appraiser offices in the Ogikubo area
There are several real estate appraiser offices in the Ogikubo area.
Each of these offices has different features and specialties, and it is important to make the best choice according to the nature of your request and the characteristics of your property.
Appraiser Referral Service by INA&Associates
Our company, INA&Associates, Inc. can introduce you to the real estate appraiser best suited to your needs, if necessary.
Through our carefully selected network, we have established partnerships with reliable real estate appraisers who are familiar with the Ogikubo area and have a high level of expertise and extensive experience.
In our matching service, we will introduce you to the most suitable appraiser based on a detailed discussion of your property type, appraisal objectives, budget, schedule, and other conditions.
As a total support, we not only introduce appraisers, but also provide consistent service from post-appraisal to real estate sale, purchase, and management to meet all of your real estate needs.
Real Estate Appraisal Cost and Procedures in Ogikubo
Cost of real estate appraisal
The cost of real estate appraisal in the Ogikubo area varies depending on the type of property, size, appraised value, and complexity of the appraisal, but here are some general quotes.
For residential real estate, the market price for a typical residential property such as a detached house or a condominium for sale is about 200,000 to 300,000 yen. A standard residence in the Ogikubo area can be appraised within this range.
For land-only appraisals, the price ranges from 200,000 yen to 250,000 yen for a residential property of about the same size, and may be 300,000 yen or more for a large piece of land.
For a combined appraisal of land and building, the general market price is approximately ¥300,000 to ¥400,000. The cost varies depending on the structure, age, and scale of the building.
| Property Type | Cost Market Price | Remarks |
|---|---|---|
| Land only (residential land) | 200,000 - 250,000 yen | Standard residential land |
| Land only (large scale) | 300,000 yen and up | Varies depending on area |
| Building only (detached house) | 200,000 yen - 250,000 yen | Varies depending on the structure and age of the building |
| Land + building (detached house) | 300,000 - 400,000 yen | Most common case |
| Condominium for sale | 250,000 yen to 350,000 yen | Exclusive Use Appraisal |
| Commercial real estate | 500,000 yen and up | Significant variation depending on size and use |
Commercial real estate andincome-producing properties can be expensive, ranging from 500,000 yen to over 1,000,000 yen. This is due to the need for detailed studies based on profitability analysis and market research.
Factors Affecting Appraisal Fees
Real estate appraisal costs in the Ogikubo area vary depending on the following factors
In terms of property complexity, the cost increases when the land is irregularly shaped, the structure of the building is unique, or the property has multiple uses, as the time and expertise required to appraise these properties increases.
The urgency of the appraisal also affects the cost. The typical appraisal time is two weeks to one month, but additional fees may be incurred for urgent projects.
The cost may also vary depending on the level of detail in the appraisal report. A simple appraisal report and a detailed appraisal report differ in terms of the scope of investigation and the content of the description, resulting in a difference in cost.
Flow of real estate appraisal procedures
The following is a general procedural flow of real estate appraisal in the Ogikubo area.
1. Consultation and estimate stage
First, the purpose of the appraisal, property summary, and desired schedule are discussed with the appraiser. At this stage, an estimate of the approximate cost and appraisal period can be obtained. If you consult with us, we will introduce you to the appraiser best suited to your needs and ensure a smooth consultation.
Formal request and contract
After agreeing on the contents and costs of the appraisal, a formal appraisal request contract is concluded. At this time, the purpose of the appraisal, details of the subject property, delivery date, costs, etc. are clearly defined.
Data collection and on-site survey
The appraiser collects necessary documents such as a certified copy of the registry, public maps, and building permit, and conducts a field survey of the subject property. In the case of the Ogikubo area, the surrounding environment, transportation convenience, and commercial facilities are also investigated in detail.
4. Market research and analysis
Comprehensive analysis is conducted using multiple valuation methods, including transaction case studies of similar properties, rental case studies, and studies using development methods.
5. Preparation of Appraisal Report
Based on the results of the research and analysis, we prepare a "real estate appraisal report" in accordance with the statutory form. This valuation report will be a valid certification document for courts, tax offices, and other public agencies.
Delivery and Explanation
The completed appraisal report is delivered and a detailed explanation of the basis and contents of the appraisal is given. If there are any questions, they can be confirmed at this stage.
Estimated appraisal period
The time required for a real estate appraisal in the Ogikubo area is usually as follows
For a typical residential property, two to three weeks is standard.
Complex cases andcommercial properties may take from one to one and a half months.
For urgent cases, a turnaround time of one week may be possible for an additional fee; however, in order to maintain the accuracy of the appraisal, it is recommended that sufficient time be allowed.
Points to keep costs down
The following are points to keep real estate appraisal fees reasonable.
Obtaining estimates from multiple appraisers will help you determine a reasonable cost level. However, be wary of extremely low estimates.
Preparation of necessary documents in advance may improve the appraiser's work efficiency and lead to cost reductions.
Clarification of the purpose of the appraisal can reduce costs by limiting the contents of the appraisal to the minimum necessary.
We will assist in matching you with the best appraiser for your budget and needs, and help you achieve an appraisal at a reasonable cost.
Conclusion
The Ogikubo area is an attractive area that has shown stable real estate demand and continuous land price appreciation due to its easy access to central Tokyo and its excellent living environment. 2025 official land prices recorded a 12.65% increase over the previous year, and asset values are expected to maintain and increase in the future.
The importance of real estate appraisal is increasing in various situations such as inheritance, sales and purchase, financing, and property division, and proper value evaluation enables the best decisions to be made.
In selecting a reliable real estate appraiser, it is important to choose the expert best suited to your needs, emphasizing regional familiarity, suitability of specialty areas, and extensive experience.
Appraisal fees range from ¥200,000 to ¥400,000 for a typical residential property, and vary depending on the type and complexity of the property. An efficient appraisal can be achieved by ensuring an appropriate time frame and preparing the necessary documents in advance.
INA&Associates Inc. provides total support for all of your real estate needs, from introductions to reliable real estate appraisers who are familiar with the Ogikubo area, to the sale, purchase, and management of real estate after appraisal.
Feel free to contact us for a real estate appraisal.
If you are considering a real estate appraisal as your next action, please feel free to contact us first. We will listen to your situation and needs in detail and introduce you to the most appropriate appraiser. We will help you realize better use of your real estate by understanding the appropriate real estate value.
Frequently Asked Questions
What is the difference between a real estate appraisal and a real estate assessment?
A real estate appraisal is an official evaluation performed by a nationally licensed real estate appraiser in accordance with legal procedures, and a "real estate appraisal report" is issued, which is valid at courts and tax offices. On the other hand, a real estate appraisal is a simple price calculation performed by a real estate company as a reference for dealing, and has no legal validity.
A real estate appraisal is required when used in official procedures such as inheritance tax declaration, property division, and evaluation of collateral for loans.
Q2. How long does a real estate appraisal in the Ogikubo area take?
For a typical residential property, two to three weeks is standard. Commercial properties and complex cases may take up to a month.
If the case is urgent, this can be shortened for an additional fee, but we recommend that you allow sufficient time for an accurate appraisal.
Q3. When is the appraisal fee due?
Most appraisal firms require payment of a portion of the fee (usually about half) as a starting fee at the time of contract, and the balance at the time of delivery of the appraisal report.
Specific payment terms can be confirmed at the time of contracting with the appraiser.
Q4. What should I do if I am not satisfied with the appraisal results?
If you have questions about the contents of the appraisal report, you can first ask the appraiser for a detailed explanation. Ask the appraiser to explain the basis for the appraisal and the evaluation method in an easy-to-understand manner.
If you are still not convinced, you can obtain a second opinion from a different appraiser. However, additional fees will be incurred.
Q5. What kind of appraiser can INA & Associates introduce?
We introduce reliable real estate appraisers who are familiar with the Ogikubo area and have extensive experience. We will match you with the most appropriate professional according to your property type, appraisal objectives, and budget.
Daisuke Inazawa
Representative Director of INA&Associates Inc. Based in Osaka, Tokyo, and Kanagawa, he is engaged in real estate sales, leasing, and management. He provides services based on his extensive experience in the real estate industry. Based on the philosophy that “human resources are a company's most important asset,” he places great importance on human resource development. He continues to take on the challenge of creating sustainable corporate value.
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