[Assessed 120.4%] Land in Omiya Ward, Saitama City, Saitama — 10 min from Omiya Sta.

This is a flagpole lot. The plot plan gives a frontage of about 2.43m and a depth of about 18.04m, making the pole section roughly 43.84 sqm. Nothing can be built on the pole, so we deduct it and calculate on 338.76 sqm of usable land. Without the deduction, at 382.60 sqm, the ratio would be 136.0%. The plot plan measures 383.08 sqm, but where figures disagree we take the smaller, so we work from the registered 382.60 sqm.

With the lot number (Takahana-cho 1-chome 207) disclosed, we geocoded it through the Geospatial Information Authority address API. Lot 207 returns exactly the same block reference point as lot 205, and on road price map sheet 31144 that corresponds to the block annotated "205". The block is bounded by four roads: 360,000 yen to the north, 360,000 to the east, 320,000 to the south and 340,000 to the west. We took the lowest, 320,000 yen per sqm, to avoid letting an arterial pull the figure up.

Since the listed frontage is 6.30m to the northwest, the actual frontage may well be the northern road at 360,000 yen per sqm, which would give an assessed ratio of 135.5%. Across Takahana-cho 1-chome the range is 260,000 to 380,000 yen on sheet 31144 and 245,000 to 350,000 on the adjoining sheet 31131, but even the chome's lowest value of 245,000 gives 92.2%, comfortably above 80%. Tracking the same road across three years reads 290,000, then 310,000, then 320,000 yen.

We examined the two site photographs (the cleared plot and the pole-section access) and the plot plan at full resolution. The cleared land is flat throughout, with no slope face or cut slope. The access along the pole runs continuously level from the road to the plot, with no step or stair. Both side boundaries carry low block walls with fencing, two to three courses by the joints, so 0.4 to 0.6m, but the neighbouring ground sits at roughly the same level so they do not function as retaining walls. Cross-checking against a neighbouring front door, the clearance under a carport and a bicycle wheel, nothing exceeds 0.6m.

To corroborate the photographs we sampled Geospatial Information Authority elevation data across a 40m square at 10m intervals around the property coordinates. Values run from 14.5m to 15.5m with a maximum difference of 0.3m between adjacent points, confirming numerically that no one-metre level difference exists. Note that the highest-resolution image in the listing is a CG rendering of the reference house plan rather than the current state, so we did not use it in the assessment.

Zoning is Category I Residential with 60% building coverage and 200% floor area ratio. The land is currently cleared with a confirmed boundary survey completed, which the listing presents as avoiding demolition and survey costs. The private road burden field is blank, and there is no mention of sloped sections, setbacks or corner cuts, nor of cliff ordinance provisions, non-rebuildable status, proviso roads, level differences or retaining walls.