[Assessed 114.4%] Land in Tachikawa, Tokyo — 17 min from Musashi-Sunagawa Sta.

Sunagawa-cho 2-chome spans five road price map sheets (56097, 56098, 56111, 56112 and 56127), so we rendered all of them and read the values across the chome. Local streets run from 140,000 to 170,000 yen per sqm, the Showa Kinen Park North arterial reaches 170,000 to 180,000, and the Oyama-michi is 165,000. To avoid letting the arterials pull the figure up we took 145,000 yen per sqm, on the conservative side of the local streets. Over three years the value rose by 5,000 yen each year: 135,000 in 2024, 140,000 in 2025, 145,000 in 2026. The leasehold ratio symbol is D throughout the chome.

Because the band is wide, we checked whether any point within it would change the conclusion. The lowest value in the chome, 140,000 yen per sqm, still gives 110.5%; the highest local street at 170,000 gives 134.2%. Even the least favourable combination, 140,000 against the reduced 69.90 sqm, gives 99.9%. All clear 80%, so we did not carry out coordinate calibration to pin down the exact block.

The listing records a private road burden of 44.70 sqm, expressed as a 1/6 co-ownership share. That form indicates the private road exists as a separate parcel, so we do not deduct it. Reading it as part of the 77.35 sqm would also mean 58% of the plot is private road, an implausible proportion that sits badly with the 4.0m public road frontage. It reads naturally as the total area of a private road shared across six plots.

We examined the exterior and frontage road photographs. The plot is almost perfectly flat cleared land, with the asphalt of the 4.0m road on the west side at the same level as the soil surface. Only a concrete gutter cover marks the boundary, a step of 0.05 to 0.15m. The north and west boundaries carry low concrete footings with steel fencing, but the ground is level on both sides so they do not function as retaining walls. There is no stepped access and no slope face.

To corroborate the photographs we sampled the Geospatial Information Authority elevation data (1m laser survey) across a 40m square at 10m intervals. Values fall between 98.4m and 99.3m, moving at most 0.9m across 40m. The numbers confirm terrain on which a one-metre level difference cannot exist.

Zoning is Category I Low-Rise Exclusive Residential with 40% building coverage and 80% floor area ratio. On 77.35 sqm that permits about 30.9 sqm of footprint per floor and 61.9 sqm of total floor area. There is no mention of cliff ordinance provisions, non-rebuildable status, proviso roads or setbacks.