[Assessed 135.7%] Detached house in Nerima Ward, Tokyo — 14 min from Hoya Sta.

Minami-Oizumi 4-chome spans four roadside-value map sheets, with values from 220,000 to 340,000 yen per sq m. The map coordinates in the listing point to a field on the aerial imagery, so we did not use them; instead we obtained the coordinates of all 35 blocks in the district and narrowed the range by distance from Hoya Station. Within that range we took 285,000 yen, one step below the modal value. Even the lowest value in the district, 220,000 yen, would give 104.7 percent.

We opened two exterior photographs and one of the entrance at high resolution. The eastern boundary is a block wall, but perforated blocks sit in the first and second courses from the ground, so it is not holding back soil. On the west the ground is at much the same level on both sides. The entrance porch rises by a single tile. Japan's 1-metre-mesh elevation data puts the surrounding 200 metres between 47.5 and 50.4 metres — flat ground.

There is no private-road burden and no stated area for sloped ground or a flagpole strip. A path visible along the east side of the building raised the possibility of a flagpole plot, but the framing of the exterior photograph and the short run of tiling led us to read it as a side passage, so we deducted nothing. Even deducting 30 sq m as a strip would leave the ratio at 96.8 percent.

The stated floor area of 104.72 sq m is identical to the land area. The floor plan suggests the real figure is around 65 sq m, and 104.72 sq m could not be built under a 50 percent coverage and 100 percent floor area ratio. At 46 years old the building is valued at zero, so this does not affect the assessment, but the figure needs checking.