[Assessed 107.2%] Land in Suginami Ward, Tokyo — 9 min from Shimo-Igusa Sta.

From the surveyed 185.73 m² we deducted a 29.40 m² access strip, valuing the land on 156.33 m². The strip works out to 2.0 m wide by about 14.7 m long from the dimensions on the plot drawing, and a pixel measurement of the same drawing gives roughly 31 m² of strip against 155 m² of main plot. The drawing labels the whole 185.73 m² as effective land area, but that is the seller stating there is no private-road burden — it still includes the access strip, so we deducted it separately.

The coordinates in the listing HTML and the distances to nearby facilities place the property in Igusa 1-chome north of Shimo-Igusa Station, on sheet 43007. We used the most common block-street value of ¥410,000/m², excluding the ¥480,000/m² along the Seibu Shinjuku Line and the ¥530,000–710,000/m² arterial figures.

We examined four site photos, three including the frontage road, and the plot drawing. The 7.2 m public road to the south is flat asphalt with no step. The access strip is entirely level ground under weed-control sheeting, running flush with the road with no stair or step. The boundary is cast concrete of about 0.5–0.8 m, and the decorative block wall about 0.8–1.2 m.

The 2.0 m frontage meets the Article 43 requirement, and there is no restriction on rebuilding. Even at the full 100% floor area ratio the buildable floor area is about 186 m², below the threshold of Article 5 of the Tokyo Building Safety Ordinance.