[Assessed 97%] Land in Fuchu, Tokyo — 14 min from Higashi-Fuchu Sta.

A 39.8 million yen plot in Wakamatsucho 4-chome, Fuchu City, Tokyo, a 14-minute walk from Higashi-Fuchu Station on the Keio Line. The two listings give the land as 128.02 sqm (registry) and 127.5 sqm (surveyed, about 38.6 tsubo); we take the conservative 127.5 sqm. An old house stands on it but is sold as cleared land, with no build condition. Zoning is Semi-residential with 60% building coverage and 300% floor area ratio.

The assessed ratio is 97.0%. The inheritance-tax roadside land value for fiscal 2026 is 330,000 yen/sqm (roadside value map 59044), which across an effective site area of 117.0 sqm gives 38.61 million yen. Sold as cleared land, there is no building to assess. The roadside value has risen 20.0% in two years: 275,000 yen in 2024, 310,000 in 2025 and 330,000 in 2026.

This is a flagpole plot. The site meets a public road to the east — the Shin-Koganei Kaido, a prefectural route 18 m wide — with 2.0 m of frontage. From the site plan the pole reads as a strip 2,020 mm along the road boundary by 5,043/5,080 mm along the neighbouring boundaries, about 10.2 sqm by trapezoid calculation (about 9.8 sqm by pixel ratio of the shaded area). We deducted a conservative 10.5 sqm for an effective site area of 117.0 sqm. Both listings record the private-road burden as none, so nothing comes off for that.

This is where the crux lies. A 2.0 m frontage satisfies the 2 m access requirement of Article 43 of the Building Standards Act. But under the Tokyo Metropolitan Building Safety Ordinance it falls short of the frontage length required for special buildings — apartment blocks, row houses and shops. In practice the 300% floor area ratio cannot be used up, and what can be built here is a detached house. The building plan shown in the listing is a two-storey house. Reading Semi-residential with 300% floor area as an income-property site would take you away from the reality.

The address was published only to Wakamatsucho in the source listing, but SUUMO carries the same property (39.8 million yen, 14 minutes from Higashi-Fuchu, frontage recorded as an 18 m road to the east with 2 m of access), and that one gives Wakamatsucho 4-chome. Trilaterating from the distances the two listings give — 350 m to Wakamatsu Elementary School, 1,200 m to Sengen Junior High, 9 minutes to the Summit Store Fuchu Wakamatsu branch, 8 minutes to Fuchu no Mori Park and 14 minutes to the station — places the site around blocks 2 to 3 of Wakamatsucho 4-chome.

Block reference points for blocks 1 to 6 of Wakamatsucho 4-chome all fall between longitude 139.4977 and 139.4987, west of the Shin-Koganei Kaido (measured at 139.4989). The road is therefore on the eastern side of the site, matching the listed frontage of an 18 m public road to the east and its character as a prefectural route with pavements on both sides. We calibrated sheet 59044 from four block numbers (0.986 m/pt) and the adjoining 59043 from blocks of Wakamatsucho 4-chome (1.110 m/pt), fixing the position without straddling sheets.

We took 330D, the value on the stretch of Shin-Koganei Kaido north of the Hitomi Kaido junction. On sensitivity: the 360D on the adjoining stretch to the south gives 105.8%; even mistakenly taking the 270D of an internal residential street gives 79.4%; doubling the pole deduction to 21 sqm gives 88.3%; and no deduction at all gives 105.7%. As long as the value for the 18 m public road it fronts is used, the figure stays far above 80%. The leasehold ratio symbol is D.

The source listing carries no photographs at all. Having confirmed that this is an absence in the listing rather than a retrieval failure, we looked at other sites and took one photograph including the frontage road, two of the plot and the site plan from SUUMO's listing of the same property.

The frontage road is an 18 m arterial with pavements, planting strips and guard rails on both sides, and the pavement is completely level with the buildings and plots along it. There is no step or stair from road to site, and the access strip is flush asphalt with the pavement. The plot itself has had its old house demolished and is completely flat under weed-control sheeting.

All three neighbouring boundaries are block walls, but each has level ground on both sides and retains nothing. The north-west wall shows three to four courses from the site (0.6 to 0.8 m tall at 20 cm per course, retaining height 0 m). The south-east wall is four standard courses topped by one openwork course, about 1.0 m tall — but you can see through that top course, proof there is no soil behind it, so the retaining height is effectively 0 m. There is no retaining wall, slope face, cut slope or protective sheeting anywhere.

National 1 m laser survey data confirms it: 51.2 m at the frontage road, 51.6 m at the site edge, 51.6 to 51.8 m at the centre, and 51.7 to 52.3 m across blocks 1 to 4 of Wakamatsucho 4-chome. The difference between road and site is 0.4 to 0.6 m, and across 150 m in every direction the maximum is 1.1 m.

Note also that this property is listed through two routes at once: an agent on the source site, and a direct sale by the vendor on SUUMO with no agency fee.