[Assessed 104.7%] Land in Tachikawa, Tokyo — 6 min from Shibasaki-taiikukan Sta.

I traced the residential streets of Nishiki-cho 5-chome on the fiscal 2026 roadside land price map (sheet 56228). This district spans four sheets, but Tachikawa Municipal Seventh Elementary School — the nearest facility named in the listing — is annotated inside Nishiki-cho 5-chome on sheet 56228, which fixed the relevant sheet. Residential streets around the school range from 285,000 to 330,000 yen/sqm, while arterials such as Okutama Kaido run 340,000-350,000. To avoid being pulled up by the arterial figures, I took 290,000 yen/sqm as the representative value, since both streets bounding the school block north and south carry that figure. Even at the local minimum of 285,000, the assessed ratio is 102.9%, so the choice of street does not change the conclusion.

The listing's site plan is a survey drawing dividing the original parcel into A1, A2 and B1, and this property is the A2 section of 205.04 sqm outlined in red. Calibrating the drawing dimensions against that area gives roughly 9.8 m by 21.0 m, consistent with a rectangle, so no deduction for a flagpole strip was applied. With no private-road burden and no setback requirement, the listed area was used directly for the assessment.

I reviewed seven listing photographs. A newly built decorative block wall stands on the pavement side of the frontage, but measuring against the block joints (400 mm wide per unit) puts the height from pavement to coping at roughly 0.75-0.80 m, with the ground inside sitting one or two courses lower. The height actually retaining soil is about 0.5-0.8 m. The northern half of the frontage has no wall at all, with the site and road continuing at essentially the same level. No stepped access or embankment slope is visible.

To corroborate the photographic reading, I sampled the area around the elementary school using the Geospatial Information Authority 1 m LiDAR data — 49 points on a 30 m grid. Elevations ran 75.0-77.7 m with differences of 0.2-0.8 m between adjacent points: a gentle, uniform slope falling west to east. No one-metre-class step or cliff line was detected.

The three-year trend in the roadside price runs 240,000 yen/sqm in 2024, 250,000 in 2025 and 290,000 in 2026 — a 20.8% rise over three years. These are values traced visually along the same street on the same map sheet. The leasehold ratio symbol is D (60%).