[Assessed 136.1%] Land in Fuchu, Tokyo — 5 min from Kyoteijomae Sta.

The restrictions field states two things: that the water and sewer pipes serving the neighbour to the west run beneath this land, and that this property's own gas supply is brought in across someone else's land. With pipework crossing boundaries in both directions, this looks like the main reason a 5-minute-walk lot in a Category 1 low-rise zone is priced at 9 million yen.

Koyanagicho 4-chome fits within a single roadside-value map sheet, so there is no swing from straddling sheets. We matched the listing coordinates against lot numbers to narrow down the block and took the lowest value nearby, 210,000 yen. The road on the west side of the block, which the lot actually fronts, is 225,000 yen; using that would put the assessment ratio at 145.9 percent.

The 5.76 sq m setback shown on the plot plan matches the figure derived from the 2.72-metre road width and 9.0-metre frontage, a 0.64-metre centreline retreat. We deducted it and used 58.33 sq m for the assessment.

We opened the three site photographs and the plot plan at high resolution. The road in front is a narrow public road about 2.7 metres wide, and the block wall on the site side is three courses (about 0.6 metres). The ground is at essentially the same level on both sides of the wall, with a 0.2 to 0.3 metre difference between road and site. The neighbouring boundaries have only low walls, with no retaining structure and no stair access. Japan's 1-metre-mesh elevation data likewise puts the variation across the surrounding 40-metre square at 0.4 metres.