[Assessed 80.5%] Land in Higashimurayama, Tokyo — 13 min from Musashi-Yamato Sta.

A vacant plot in Meguritacho 4-chome, Higashimurayama, a 13-minute walk from Musashi-Yamato Station on the Seibu Tamako Line. Seibuen Station on the Seibu Seibuen Line is 14 minutes away on foot and Higashimurayama Station on the Seibu Shinjuku Line is 19 minutes, so three stations are within walking distance. The area is a residential district south of Sayama Park and Lake Tama, and the plot fronts a 4.5 m wide public road.

The land is 169.12 sqm (51.15 tsubo); one listing states this as a surveyed figure and another as the registered figure, and the two agree. All three listings state that there is no private road burden, and there is no flagpole access corridor. The plot is irregular, with a notch of roughly 2.9 m by 4.0 m at the southwest corner, but the area reconstructed from the outer dimensions matches the stated area, so the notch is already excluded from the 169.12 sqm. Zoning is Category I low-rise exclusive residential (50% building coverage, 100% floor area ratio), in a quasi-fire prevention district and a Category I height control district, with a minimum lot size of 110 sqm. The site lies in a buried cultural property area, but the listing states that a test excavation was carried out on 20 May 2026 and nothing of note was found.

Because the site is vacant, the assessed value comes from the land alone: the 2026 inheritance-tax roadside land value of 150,000 yen per sqm multiplied by 169.12 sqm gives 25,368,000 yen, which is 80.5% of the 31.5 million yen asking price. The roadside value moved 145,000 to 145,000 to 150,000 yen per sqm over three years. Note that the residential streets in Meguritacho 4-chome are split almost evenly between 155,000 yen per sqm (11 segments) and 150,000 yen per sqm (10 segments), with a further five segments at 145,000 yen per sqm. We used the lower 150,000 figure. If the street the plot actually fronts falls in the 145,000 band, the assessed ratio would be 77.8%, below 80%.

In the listing photographs the road in front is flat asphalt and the plot sits at almost the same level as the road, with no stepped access or cut slope. Along the northern to northwestern boundary there is a concrete retaining wall with the neighbouring land higher than this plot. Using three reference objects in the photographs (the diameter of the drainage holes, the height of a parked van and the riser height of the neighbour's stairs) we estimate the retained height at roughly 0.7 to 0.85 m, and at most about 1.0 m. The site is cleared, covered with weed-control sheeting, and available for immediate handover.