[Assessed 88.1%] Land in Higashimurayama, Tokyo — 2 min from Seibuen Sta.

The coordinates in the listing match almost exactly the national reference point for "Tamakocho 4-chome", making them a district-level conversion rather than the property's position (the listing itself notes that the map marker comes from an address conversion). We therefore used the "two-minute walk from Seibuen Station" figure, which advertising rules require to be measured, and geocoded all 36 blocks in the district to measure their distance from the station. Within two minutes lie block 29 at 12 metres, block 22 at 61 metres, block 21 at 116 metres and block 31 at 121 metres; we took the street-front values attaching to those blocks.

The metropolitan roads running north and east of the station are higher, at 140,000 to 155,000 yen, while the residential streets southwest of it carry 120,000 and 125,000 yen. We took the lower residential figure of 120,000 yen so the arterials would not pull it up. At 125,000 yen the ratio would be 91.8%, and at the 140,000 yen in front of the station 102.8%. Only 105,000 yen would bring it below 80%, and that value attaches to blocks more than 240 metres from the station, which cannot be reconciled with a two-minute walk. The street-front value has held at 120,000 yen for three years.

The listing records a private-road burden of 95.00 square metres with a 662/9500 share, roughly 6.62 square metres. The site plan draws the 64.60 square metres of residential land in green and the designated private road in grey as separate figures, so the private road is evidently a separate registered parcel and we made no deduction from the area. That said, deducting the share would leave 57.98 square metres and a ratio of 79.1%, just below our 80% threshold. Since the judgement affects the outcome, we set out both figures.

We reviewed eight site photographs, two of the frontage road and the site plan. The frontage is a flat 4.0-metre designated private road; the concrete apron inside the gate appears level with the road surface and there are no steps. The block wall at the front is four courses (about 0.8 metres) but the ground on either side differs little, making it a boundary wall. The eastern boundary is three courses with a ground difference of 0.1 to 0.3 metres. Because this sits on the southern foot of the Sayama Hills we looked specifically for retaining walls and slopes, but neither the photographs nor national elevation data showed any step approaching a metre.

Two contradictions appear within the listing. The current-state field reads "building present", the site plan notes an old house and the photographs show an older two-storey timber building, while the highlights panel shows "vacant land" and "immediate handover". The utilities field listing sewerage and LP gas also contradicts the highlights panel, which shows city gas. We took the conservative reading and treated the plot as carrying an old house.

At 136,000 yen per square metre, the price is about half the level of the plots of around 110 square metres the same agency is offering within a seven-minute walk of the same station (260,000 to 330,000 yen). The small size of 64.60 square metres and the old house account for much of the gap, but we suggest confirming the reason on site.