[Assessed 90.4%] Land, 20 min from Higashi-Totsuka Station, Totsuka Ward, Yokohama, Kanagawa

The site plan states "this is a flagpole plot with a 2 m frontage", and the frontage field reads "east, 4.0 m public road, 2.0 m of frontage". Neither the depth nor the area of the pole is given, so we measured the outline on the site plan. Scaling the perimeter polygon to the stated 105.90 sqm gives 20.39 px/m, and at that scale the pole comes out 1.96 m wide — within 2% of both the "2 m" annotated on the plan and the "2.0 m of frontage" in the listing, which makes the calibration sound. The pole is 10.45 m deep, giving about 21.5 sqm. Usable land is therefore 105.90 − 21.5 = 84.40 sqm. Since this is a judgement call we show both figures: deducting the pole gives an assessed ratio of 90.4%, not deducting gives 113.5%. We took the conservative deduction as the headline. There is no private road burden (the listing shows "−") and no jointly held separate parcel, so nothing beyond the pole is deducted.

Hirado 2-chome spans four roadside value map sheets (68038, 68039, 68052 and 68053), with residential street values from 145D to 195D — a spread of 35%. The coordinates in the listing HTML are a chome-level geocode with no lot number, and plotting them puts the site in neighbouring Hirado 3-chome, so they were unusable. Instead we used the real coordinates of three facilities annotated on the map (Hirado Kindergarten, Yokohama Hirado Post Office and Hirado Fifth Park) to fit an affine calibration within sheet 68038 alone (residuals within 1.2 m per point, scale about 1:2500). No extrapolation across sheet boundaries was used. We then solved for the position by least squares from the six facility distances in the listing (Sanno-yama Park 350 m, Sakaigi Junior High 650 m, Hirado Elementary 950 m, convenience store 500 m, bus stop 2 min, Higashi-Totsuka Station 20 min). The answer falls inside block 34 of Hirado 2-chome: Sanno-yama Park at 349 m against the listed 350 m, and the bus stop at 153 m against about 150 m — a fit five times better than the listing's own map pin.

The residential streets around block 34 read 165D to the west, 170D to the north and 150D to the east and south. We took the conservative reading, the lowest at 150D (150,000 yen/sqm). On sensitivity: even the lowest value anywhere in Hirado 2-chome, 145D, gives 87.4%, while the district mode of 170 to 180D gives 102.5 to 108.5%. Even after deducting the 21.5 sqm pole, no band in the district takes it below 80% (the roadside value needed to reach 80% is 132,701 yen/sqm, and no street in Hirado 2-chome falls below that). The three-year series follows the same street on the same sheet: 145,000 yen in 2024, 150,000 in 2025 and 150,000 in 2026. The leasehold ratio symbol is D (60%). The listing notes the site is "within a land readjustment area", so we first checked whether it fell in an individually assessed zone with no published roadside values; the streets around this block carry values in all three years, so it is a readjustment area where the replotting is already complete.

We opened the eight site photos and the site plan. The pole is a flat concrete apron level with the road, with no step at the boundary (about 10 cm against the gutter top at most). The photo taken from the entrance looking down the pole shows not a single step from the access strip through the gate to the front door, and the entrance photo shows the door set directly onto the tiled threshold with no external steps. This is neither stepped access nor a road step. The southern boundary is a decorative block wall facing the road; measuring the horizontal joints gives two courses, about 0.40 m. The concrete boundary wall along the access strip is between a half and two-thirds the height of the aluminium mesh fence above it (standard 80 cm), giving a retaining height of about 0.4 to 0.6 m with the neighbouring side higher. Two reference objects agree closely, and even the upper estimate of 0.6 m is under 1 m. On the garden side an iron fence rises straight from the ground with the neighbouring wall at much the same level, and there is no step.

We checked what the "elevated" terrain note and the view photos actually mean. Hirado 2-chome as a whole sits on a ridge at 52 to 58 m above sea level looking down over the Higashi-Totsuka valley; that is the source of the views, not the site standing on a terrace. Measuring a 32 m square around the site on a 4 m mesh using national 1 m laser survey data gave 52.0 to 56.2 m — a gentle slope falling about 11% to the east — with a maximum difference of about 1.0 m between adjacent 4 m cells. No jump of 1 m or more, the signature of a retaining wall or terrace step, was detected.

The land is held in freehold with no private road burden, in an urbanisation promotion area zoned Category I Low-Rise Exclusive Residential with 50% building coverage and 80% floor area ratio, Category I Height District, Article 22 zone. Land use notification, setback and conditions are all "−", and nothing in the body text, highlights or remarks mentions non-rebuildable status, proviso roads or cliff ordinances. It is not sold subject to building conditions. Mains water, sewerage, city gas, electricity and gutters are in place. The property is sold with the existing house as-is, with immediate handover available, on a brokerage basis.