[Assessed 96.9%] Land in Koganei, Tokyo — 13 min from Shin-Koganei Sta.

⚠️ The special notes in the listing state that this land "falls within a city-planned park". The listing does not say which part of the lot, or what area or share of it, is affected, or whether the park project has been approved. Within the area of a city-planned facility, building requires permission under Article 53 of the City Planning Act and is in principle limited to two stories or fewer, no basement, and a structure that can easily be moved or removed. If the park project goes ahead in the future, the affected part could be subject to purchase (expropriation). This site's assessment does not deduct the affected area, so depending on the extent of the restriction the figure may be higher than the reality.

The land is in Higashicho 5-chome, Koganei, Tokyo, a 13-minute walk (1,040 m) from Shin-Koganei Station on the Seibu Tamagawa Line. Higashi-Koganei Station on the JR Chuo Line (18 minutes on foot) and Tama Station on the Seibu Tamagawa Line (20 minutes) can also be used. It is a single lot sold without a building condition (Open Place Shin-Koganei Grace): 174.46 m² of freehold land delivered vacant, with a frontage of about 14 m on a road to the east. The zoning is a Category 1 low-rise exclusive residential zone with 30% building coverage and a 60% floor area ratio, so the buildable size is modest. The listing does not give the width of the front road; since the area includes a 2.15 m² setback portion, the road appears to be less than 4 m wide. Other restrictions are regulation under the Cultural Properties Protection Act (the listing map shows the Kuriyama site, a known buried cultural property area, nearby), the Landscape Act, and a residential land development regulation area.

The 2026 route price is 265,000 yen/m² (245,000 yen/m² in 2024 and 255,000 yen/m² in 2025). Counting the block roads in Higashicho 5-chome, 275,000 yen/m² and 265,000 yen/m² each appear on six sections, so we use the lower 265,000 yen/m² as the representative value (at 275,000 yen/m² the assessed ratio would be about 100.6%). The land is assessed at 172.26 m², after deducting the 2.15 m² setback portion and a 0.05 m² portion excluded from the effective building area, giving an assessed ratio of about 96.9%. The route-price band of the front road has not been identified; at the lowest band in the district (225,000 yen/m²) the ratio would fall to about 82.3%.

In the listing photos, the lot is vacant land covered with protective sheeting and is flat, at about the same level as the front road to the east. The boundaries with the neighbors are fences on top of about two to four courses of blocks, and the neighboring ground looks about the same height; no retaining walls, level differences of 1 m or more, or flag-shaped lot were seen. On the other hand, the photos show a transmission tower, power lines and the steel structure of a substation nearby, but the listing does not mention that the lot lies under high-voltage lines. If part of the lot is under the lines, building is restricted there, and an assessment that does not deduct that area comes out higher than the reality. Because the lot number is not disclosed, nearby places are given as straight-line distances from the center point of Higashicho 5-chome (OpenStreetMap). The listing's surroundings section gives distances from the property of 1,042 m to Welpark Koganei Higashicho and 1,512 m to Peacock Store Higashi-Koganei.