[Assessed 89.1%] Land in Suginami Ward, Tokyo — 7 min from Ogikubo Sta.

Whether the stated private-road burden of 27.34 sq m comes out of the land area decides between a ratio of 89.1 and 79.6 percent. Measuring the site plan pixel by pixel, the polygon labelled 303.58 sq m works out at 297.2 sq m in its own right, which does not match the 276.24 sq m left after deducting the road. The plan's note of a designated-position road of 82.02 sq m, divided by three, comes to exactly 27.34 sq m. We therefore read the road as a separate lot outside the stated area and have not deducted it.

Kami-Igusa 1-chome spans two roadside-value map sheets. We obtained the block coordinates from the Geospatial Information Authority, overlaid them on the map, confirmed the scale matched at 1:2500, and identified the block. We took 450,000 yen, the modal value on the district roads bounding it. The band across the district runs from 410,000 to 460,000 yen, and even the lowest gives 81.1 percent.

We retrieved all nine listing photographs at full size. The concrete panel wall on the eastern boundary sits at much the same ground level on both sides and is not holding back soil. The gravel surface runs on from the designated-position road into the site without a step, and there are no stairs. Japan's 1-metre-mesh elevation data shows a maximum difference of 0.9 metres across the surrounding 40 metres. The site plan confirms a flagpole shape with a 3.0-metre frontage and a strip 4.75 metres wide and about 9.75 metres deep.

An old building remains on the site. The listing gives no floor area, structure, construction date or storey count; the photographs show a white-tiled three-storey office-style building with a shutter at ground level. We carry the building at zero, but demolition costs are not reflected in the price.