[Assessed 98.2%] Land in Tokorozawa, Saitama — 12 min from Sayamagaoka Sta.

Wakasa 4-chome spans four value-map sheets, with values from 97,000 to 125,000 yen per sq m. The listing's map marker is the district's representative point, and from there the post office would be 109 metres away rather than the 410 metres stated. We therefore fitted the stated distances to the post office, the station, the primary and junior high schools and Kotesashi Station against their real coordinates and recovered the position to within about 80 metres. We took the conservative 105,000 yen on the district roads there. Even the district's lowest at 97,000 yen gives 90.8 percent.

We checked two site photographs and the site plan. The plot is freshly cleared, sheeted against dust and pegged out with rope. The ground sits at much the same level as the road in front, with only an L-shaped gutter kerb at the boundary — about 0.15 metres, measured against the 60-centimetre manhole cover in the same frame. A timber retaining board on the eastern boundary comes to 0.2 to 0.3 metres, checked against both the manhole cover and a first-floor window sill. The 5-metre-mesh elevation data varied by only 0.5 metres across the surrounding 100 metres.

There is no private-road burden, and the site plan shows a regular corner plot with a cut corner rather than a flagpole shape. No sloped portion is stated either, so we carry the surveyed 54.27 sq m as effective residential land.

At 16.41 tsubo this is a narrow plot, and the 60 percent coverage and 100 percent floor area ratios of the Category 1 low-rise zone bite. The footprint is capped at about 32 sq m and the floor area at about 54 sq m. If the corner-plot relaxation applies the coverage rises to 70 percent, or about 38 sq m. The height limit is 10 metres.