[Assessed 96.1%] Land in Ageo, Saitama — 18 min from Okegawa Sta.

We opened all ten listing images and found no site photographs at all. They are one plot plan, one location map and eight surrounding-area shots (Okegawa Station, Oishi-kita Elementary School, Oishi Junior High School, Benibana Walk Okegawa, a convenience store, a nursery, a supermarket and a drugstore). This is not a retrieval failure; the listing simply has no site photographs. We could not identify the same property on other sites either. As a result, the presence and height of any retaining wall, a step down from the frontage road, stepped access, a flagpole shape and any level difference with neighbouring land are all undetermined.

In place of photographs we measured the terrain using the Geospatial Information Authority's 5 m laser survey data. The property coordinates read 17.6 m, the four compass points at 30 m radius 17.2-17.5 m, and at 60 m radius 17.0-17.7 m. The maximum difference across a 120 m square is 0.7 m — flat ground with no room for a metre-class step or retaining wall. That said, this is not a substitute for photographs. Artificial steps created by grading, and block work along a boundary, do not appear in elevation data.

Izumidai 3-chome straddles roadside price map sheets 38114, 38115, 38122 and 38123, and the town name appears on all four. We used the coordinates embedded in the listing HTML for the property (the other coordinate pair in the same HTML belongs to Okegawa Station and was not used). Cross-checking blocks against the Geospatial Information Authority address API places it 72 m south of Izumidai 3-chome block 1, 40 m south and 31 m east of block 4, and 23 m north and 45 m east of block 5 — the eastern edge of the town. Calibrating on the sheets using block symbols did not produce consistent horizontal and vertical scales, so rather than fixing a single road we judged on the access-road band across all four sheets (87D to 94D) and took the conservative 90,000 yen/sqm as the representative value.

We checked the sensitivity. At the bottom of the band, 87,000 yen/sqm, the ratio is 92.9%; at the top, 94,000 yen/sqm, it is 100.4%; and even taking 85,000 yen/sqm, the lowest value in adjoining Izumidai 2-chome, it is 90.8%. The roadside price needed to reach 80% is 74,920 yen/sqm, more than 12,000 yen below the bottom of the band. We confirmed that a mis-identified sheet or a calibration error would not change the conclusion. For the three-year series we tracked the same road on the same sheet, matching 88,000 yen in 2024, 89,000 yen in 2025 and 90,000 yen in 2026. The leasehold ratio symbol is D (60%) across the whole band.

The conditions field reads "building conditions attached". A construction contract for a custom-designed house from the seller, Yamada Homes Co., Ltd., is a precondition, so the land cannot be bought on its own. For an investment assessment, the premises are that the land cannot be acquired separately and that the building price comes on top. Statutory restrictions include wall setback, shadow regulation, and maximum and minimum site area limits. Because of the wall setback the 60% building coverage cannot be used in full, so the buildable footprint is smaller than the figure suggests. The minimum site area figure itself was cut off in the listing display and could not be retrieved.

We used the listed land area of 127.07 sqm (registry) as the effective residential area. Private road burden and setback both read "-", and there is no mention of an extended site or sloped portion. The plot plan also shows Lot 1 fronting directly onto the 17.9 m public road on the east (with a 4.4 m footway) as a regular-shaped plot, with no flagpole strip. The 6.0 m road on the south is the development road for all nine lots, but as no burden area is recorded we made no deduction. Note that while the nearest station, Okegawa, is in Okegawa City, the property itself is in Ageo.