[Assessed 158.8%] Apartment building in Higashi-Kurume, Tokyo — 20 min from Higashi-Kurume Sta.

We traced the neighbourhood streets of Saiwaicho 3-chome on the 2026 roadside land value map, sheet 62091. The chome spans four sheets, 62077, 62078, 62091 and 62092, and we checked all of them. On 62091, which carries most of the chome, neighbourhood streets run 165,000 to 180,000 yen per sq m, with only Saiwai-dori, the arterial road, at 185,000. A strip at the eastern edge falls on 62092 at 190,000 to 200,000, and the northern edge touches 62077 at about 180,000. The most common value is 180,000, but we stepped one band down to 175,000 as the conservative representative figure. Following the same street across three years gives 165,000, 170,000 and 175,000 yen.

The address is given only to the chome with no lot number, and the coordinates on the listing match the Geospatial Information Authority centroid for Saiwaicho 3-chome, so we could not pinpoint the block on the map. That uncertainty does not change the conclusion: the cheapest band in the chome, 165,000 yen, still gives an assessed ratio of 149.7 percent, and the highest, 200,000 yen, gives 181.5 percent, so every band sits at roughly twice the 88,166 yen per sq m needed to reach 80 percent. The straight-line distance from the chome centroid to Higashi-Kurume Station is about 1.19 km, consistent with the stated 20-minute walk.

There are no site photographs at all. We established across four sites that this is not a retrieval failure but an absence in the listing itself. On Rakumachi the list row shows a no-image placeholder and the detail page has no image section. The same property appears on at home, matching on price, build date, walking time and agent, and that data also returns zero photographs and not even a floor plan. Kenbiya's 152-item list for Higashi-Kurume carries nothing in Saiwaicho, and the property is not on SUUMO. Retaining walls, level differences, steps, flag-shaped plots, terracing and the building's exterior condition therefore all remain unassessed.

To compensate for the absence of photographs we measured the terrain using the Geospatial Information Authority's 1 m mesh elevation data. Sampling a 200 m square around the centre of Saiwaicho 3-chome at 25 m intervals gives elevations of 49.9 to 54.3 m, with steps between adjacent points mostly 0.2 to 0.6 m and a single maximum of 1.7 m. Over a 700 m square at 100 m intervals the ground falls evenly from north-west to south-east, at most 2.6 m per 100 m. There is no terrace scarp within the chome, and applying that gradient to a 15 m deep plot gives a level difference of only about 0.4 m. The terrain therefore makes a retaining wall of 1 m or more unlikely, but a man-made wall on a plot boundary would not appear in elevation data at this spacing, so this is not proof that none exists.

The land is held in freehold, neither leasehold nor a leased-land freehold. The private-road burden field is blank on both Rakumachi and at home, and the frontage is a 4.0 m public road on the south. With four units and 150.70 sq m of floor area, Article 5 of the Tokyo Building Safety Ordinance, which requires a 3 m internal passage for row houses of ten or more units or over 300 sq m, does not apply. Both the registration and publication dates are 10 September 2026, so there is no sign of a long-standing listing.