[Assessed 109.5%] Detached house in Machida, Tokyo — 8 min from Tamagawagakuen-mae Sta.

This listing has photos of the street-facing side only, so we could not check for retaining walls on the side and rear boundaries. Of the 10 listing photos, only one is an exterior shot of the site; there are no side or rear views. This site excludes properties with retaining walls holding back 1 m or more of soil, but Tamagawagakuen sits on the steep slopes of the Tama Hills, and our measurement shows 20.2 m of relief within a 100 m square. The chance of a 1 m or taller retaining wall on a neighboring boundary is not small. The road-frontage field is also blank.

This is a 27,000,000 yen detached house in Tamagawagakuen 5-chome, Machida, an 8-minute walk from Tamagawagakuen-mae Station on the Odakyu Odawara Line. Land 211.27 sqm, building 114.9 sqm, a two-story concrete block 3DK built in July 1963 (63 years old). It is currently vacant and has a garden.

The assessed ratio is 109.5%. The 2026 inheritance-tax road price is 140,000 yen per sqm (road price map 60100), which multiplied by 211.27 sqm gives 29.57 million yen. The building is 63 years old, far beyond the 38-year statutory useful life for concrete block, so the building assessment is zero. This site treats concrete block the same as wood: a replacement cost of 220,000 yen per sqm over 38 years. The road price moved from 130,000 yen in 2024 to 135,000 yen in 2025 and 140,000 yen in 2026.

Within the chome, map 60100 ranges from 125D to 165D, the northwest edge of map 60099 from 125D to 140D, and the southeast end of map 60110 near the station from 160D to 200D. The conclusion does not change wherever you take the value. Even the lowest 125D in the chome gives 97.8%, and the station-side 160D gives 125.2%. The road price needed to reach 80% is 102,240 yen per sqm, and every road in the chome exceeds it.

Here is what we could measure on the street side. The front of the site is a concrete block wall topped with a black aluminum privacy fence. We measured the soil-retaining height with two references. First, the block standard: enlarging the photo shows three horizontal joints, and calibrating pixels from the 40 cm block width gives about 21 cm per course, so about 63 cm for three courses. Second, the fence standard: the aluminum fence above is a standard 1.0 m panel, and its height compares to the block section at about 1.0 to 0.6. Both agree on a retaining height of about 0.6 m.

The entrance is a few steps up from the road. Using the 200 cm door height as a reference, the road-to-porch rise is about 0.75 to 0.8 m. This site takes the upper bound when a range appears, but even 0.8 m is under 1 m, so it does not count as stair access regardless of the number of steps.

For terrain, we sampled the Geospatial Information Authority's 1 m LiDAR elevation data at 10 m intervals across a 100 m square centered on Tamagawagakuen 5-chome. The relief is 20.2 m; the elevation change per 10 m has a median of 1.0 m, a 90th percentile of 3.3 m, and a maximum of 8.3 m. This is measured at the centroid of the chome, not at this parcel. The lot number is not published, so we could not identify the parcel and could not use the measurement as grounds for a decision.

The zoning is Category 1 low-rise residential, with 40% building coverage and 80% floor area ratio, and the land is freehold. There is no mention of non-rebuildable status, proviso roads, cliff ordinances, leasehold, or private road burden, and no building conditions are attached. The interior is unrenovated and shows its age.