[Assessed 81.8%] Land, 13 min from Hachioji Station, Hachioji, Tokyo

The listing states plainly that the 102.14 sqm "includes an 18.41 sqm access strip" — a flagpole plot. The pole sits within the stated land area so the plot qualifies, but a pole cannot be used as building land, so we deducted it. Usable land is 102.14 − 18.41 = 83.73 sqm. Since this is a judgement call, both figures: deducting the pole gives a land assessment of 18.00 million yen and a ratio of 81.8% (the roadside value needed to reach 80% is 210,200 yen/sqm); not deducting gives 21.96 million yen and 99.8% (needing 172,300 yen/sqm). We took the conservative deduction as the headline.

Minami-shinmachi appears on map sheet 55064 alone, so there is no ambiguity across sheets. The "13" in the address "Minami-shinmachi 13-9" is the block number, so the circled 13 on the map is the block in question. As a cross-check we obtained the block reference points for blocks 4, 8, 13, 15, 20 and 23 of Minami-shinmachi through the Geospatial Information Authority address API and matched them by least squares against the positions of the circled numbers on the map (81,606 points per degree of longitude and 105,254 per degree of latitude, giving about 1.05 to 1.11 m per point, with both axes agreeing within 5% and north up). The predicted position for block 13 falls inside the circled 13. Block 4 (the Hachioji Pension Office), used for verification, came out within about 3 m of its measured position.

Block 13 is bounded by exactly four streets in fiscal 2026: 235C to the north, 230C to the west, 225C to the south and 215C to the east. There are no streets inside the block, so there is no cheaper band it could front. Since the listing includes no site plan we cannot determine which street the pole reaches, so we took the lowest of the four, the 215C to the east (215,000 yen/sqm). On sensitivity: 215C to the east gives 81.8%, 225C to the south gives 85.6%, 230C to the west gives 87.5% and 235C to the north gives 89.4%. Every frontage clears 80%, so the uncertainty does not change the conclusion. We did not use the 275C on the arterial to the north or the higher bands to the west, since neither borders block 13. The three-year series follows the same street on the same sheet: 190,000 yen in 2024, 195,000 in 2025 and 215,000 in 2026, with the north, south and west streets all rising in step. The leasehold ratio symbol is C (70%) throughout the area. The highlights mention "within a land readjustment area", but this block carries roadside values normally, so no estimate from surrounding bands was needed. It is not a multiplier area either — worth confirming, since Hachioji has them mixed in.

We downloaded all four site photos (one including the frontage road, three of the plot) at high resolution and inspected them. There is no site plan in the listing. Along the road there is only a low concrete block wall, with the pavement-like surface and the plot at much the same level — a step of 20 to 30 cm, and no stepped access. The western boundary has a cast-in-place concrete retaining wall with the site side higher. An air-conditioning unit set on the neighbouring ground (0.63 m high for a standard model, 0.75 m for a large one) sits at much the same height as the coping, and the soil on the site reaches to just below the coping, putting the retaining height at about 0.55 m (0.7 m at the upper estimate). The eastern boundary is a block wall with the neighbour higher: three horizontal joints plus coping, about 0.6 m, giving a retaining height of about 0.5 m (0.6 m at the upper estimate). Beyond the block wall to the north is the neighbour's parking area at much the same level. No slope faces, sloping ground or protective sheeting appear in any of the four photos.

Because the photos alone leave a range in the retaining height estimate, we corroborated with national 1 m laser survey data. Measuring on a 2 m grid over 16 sqm and a 5 m grid over 40 sqm around the block point gave 117.6 to 118.3 m on the 2 m grid (a range of 0.7 m, with a maximum of 0.3 m between adjacent cells) and 117.5 to 118.5 m over the wider 40 sqm (a range of 1.0 m). No metre-scale step exists anywhere. This agrees with the 0.5 to 0.6 m measured at each boundary from the photos, confirming the retaining height is under 1 m around the whole perimeter.

The land is held in freehold with the land category residential. Private road burden and road are both "none". Zoning is neighbourhood commercial with 80% building coverage and 300% floor area ratio, in a quasi-fire prevention district. Other restrictions are noted as "quasi-fire prevention district; a neighbour's sewer pipe encroaches". No building conditions apply, and the "sample building plan available" in the highlights is a reference plan that does not tie the buyer to a particular contractor. The plot is vacant so no demolition costs arise. The seller is Riken Energy, selling directly. Note that the listing gives no direction or width for the frontage — there is no frontage field at all.