[Assessed 126.4%] Land in Kawaguchi, Saitama — 12 min from Hatogaya Sta.

The athome listing has no photographs at all and its frontage field is blank. We found the same property listed on SUUMO — price JPY 9.8 million, 82.55 sqm and 24.97 tsubo all match exactly — and used its site photographs, road photographs, site plan and its frontage entry, "south, 2 m wide (7.5 m frontage)", to complete the checks.

The road in front is 2 m wide, under 4 m, so a setback will likely be required to rebuild. Whether the lane carries an Article 42-2 designation cannot be told from the listing, and without one the plot may not be rebuildable at all. The athome listing also carries a "corner plot" tag, but the site plan shows frontage on the south side only, and we could not corroborate it.

Sakuracho 6-chome spans two road price map sheets whose values differ by nearly a factor of two, from 105D to 170D. We matched the listing's coordinates against the Geospatial Information Authority's block data and the road network on the map, and pinned the plot to the block just south-west of the Sakuracho 6-chome park. The 2 m lane in front carries no road price, so we took the street on the west side of the block, JPY 150,000 per sqm, as a conservative representative.

We confirmed that a misreading of the position does not change the conclusion. The diagonal street touching the south side, at 165D, gives 139.0%; even the lowest band on the neighbouring sheet, 105D, gives 88.4%. No band takes this below 80%, and with the 7.5 sqm setback deducted the figure is still 114.9%.

In the SUUMO photographs the lane and the plot sit at almost the same level (kerb height), with no stepped access. Across the lane there is a cut slope of about 1.5 m with masonry, but it lies outside the plot. The elevation data likewise shows differences within 0.5 m of neighbouring plots, with no step that would count as a retaining wall. The old house in the photographs is to be demolished — the plot is handed over cleared.