[Assessed 87.1%] Land in Kanagawa Ward, Yokohama, Kanagawa — 14 min from Oguchi Sta.

Warning: the rear (southwest) boundary of this site does not appear in the listing photos, so we could not confirm whether there is a retaining wall there. The Geospatial Information Authority's 5 m elevation mesh shows the site itself as nearly flat, with the slope down toward Tsunashima Kaido starting beyond the site's roughly 18.5 m depth. But given the horizontal error of the elevation data and a hatched band about 1.5 m wide drawn along the rear of the plot in the site plan, a retaining structure at the back remains possible. This site excludes properties with retaining walls holding back 1 m or more of soil; since neither the photos nor the elevation data showed such a wall, we have written this up. The listing photos also carry an AI-processing note, so we have not treated them as conclusive on steps and levels.

This is a 42,300,000 yen building lot with no building conditions at 123-14 Nishi-Oguchi, Kanagawa Ward, Yokohama, a 14-minute walk from Oguchi Station on the JR Yokohama Line, with Myorenji (15 min) and Hakuraku (16 min) on the Tokyu Toyoko Line also usable. The regular-shaped lot is 139.03 sqm (42.05 tsubo), a rectangle about 7.5 m wide and 18.5 m deep, fronting a road about 5.5 m wide on the northeast. An old house stands on it now and it will be delivered cleared. Zoning is Category 1 mid-to-high-rise residential (60% coverage, 150% floor area ratio), in a height-control district and a quasi-fire-prevention area; the land is freehold with no private road burden. A utility contribution of 330,000 yen is charged in addition to the land price.

The assessed ratio is 87.1%. The 2026 inheritance-tax road price on the local road in front, which runs along the west side of Kanagawa Junior High School, is 265,000 yen per sqm (road price map 67119), giving 36.84 million yen for 139.03 sqm. Over three years it rose 12.8%, from 235,000 yen in 2024 to 250,000 in 2025 and 265,000 in 2026. Adding the 330,000 yen utility contribution to the price still gives 86.4%.

Surrounding road prices range from 255,000 to 295,000 yen per sqm; the 255,000 road to the northwest gives 83.8% and the 295,000 on Tsunashima Kaido gives 96.9%, so every road exceeds 80%. The sub-number of the address (123-14) could not be resolved by mapping services, so we fixed the location by matching the representative point of lot 123 with the listing's note that Kanagawa Junior High School is 27 m away. The listing site's own map coordinates point about 250 m south, contradicting the 27 m note, so we did not use them.

We checked the three listing photos. The front road and the site are at nearly the same level, with the old house's carport gate opening directly onto the road. The block wall on the road side (4 courses, about 0.8 m) and the brick wall on the northwest side (about 1.2 m) both have the same ground level on either side and do not retain soil. The southeast neighbor is separated by a 3-course block wall with no level difference. It is not a flag lot but a regular lot fronting the road directly.

In short, this is a 42-tsubo regular lot in a residential area with three stations in reach, where the land value reaches 87% of the price. With no building conditions you can choose the builder freely, but confirm three things with the agent before contracting: the scope of demolition for the cleared delivery, the breakdown of the 330,000 yen utility contribution, and the level difference at the rear boundary.