[Assessed 93%] Detached house in Hachioji, Tokyo — 14 min from Komiya Sta.

The house is due for completion in September 2026, so all 22 statutory years for wood-frame construction remain and the building is assessed at 21.22 million yen. That is 65% of the 32.44 million yen total; the land alone would come to only 32.2%. Wood-frame sheds a 22nd of its life a year, so the assessed value falls by about 960,000 yen annually.

Ishikawa-machi spans ten road price map sheets, and as the listing gives the address only to the town we could not pin the location down by coordinates. We narrowed the range from the walking times — 14 minutes to Komiya and 19 to Kita-Hachioji — and took the modal local road at 86,000 yen/sqm. The 80% threshold sits at 51,246 yen/sqm, well below every road price in the district.

We opened four site photographs to check for steps. The frontage is a level paved public road and the step up to the plot is only 0.1 to 0.15 m. Counting the courses of the boundary block wall at 900 dpi gives about two courses, or 0.4 m, corroborated by the cast-iron fence above it (0.8 to 1 m as standard) standing clearly taller than the wall itself.

The photographs were taken while the foundations were being laid, before any landscaping. Backfilling will raise the plot side, so the retaining heights will end up lower than they are now. As the house is not yet finished, we have not been able to check the finishes.

The same development runs from 34.89 to 40.99 million yen on Kenbiya, with land from 125.11 to 132.15 sqm and floor areas from 96.05 to 104.34 sqm. Plot 18 on this page is the cheapest of them.