[Assessed 112.1%] Land in Adachi Ward, Tokyo — 5 min from Kosuge Sta.

On the FY2026 route price maps (sheets 50078 and 50085) we counted the local streets of Adachi 2-chome: 240,000 yen/m² appears on about 15 sections, the most of any value, so we use it as the representative value (leasehold ratio D). The marked bands in front of Kosuge Station (295,000–330,000 yen/m²) and the band along Route 308 under the expressway (245,000–250,000 yen/m²) are of a different character and were not counted. The route we read moved from 215,000 (2024) to 225,000 (2025) to 240,000 yen/m² (2026). Local streets in the block range from 190,000 to 255,000 yen/m²; even the lowest, 190,000 yen/m², gives an assessed ratio of about 88.8%.

We use the surveyed area of 58.41 m² from the lot plan as is. There is no private road burden, and the listing states the setback is already completed. It is not a flag-shaped lot; it is an irregular, nearly triangular lot with a notch on the north side.

We checked the three site photos (from the Route 308 sidewalk, from the 4 m road on the east, and from inside the lot) and the lot plan. The lot is vacant, and the level difference to both the sidewalk and the east road is about a curb's height (roughly 0.1–0.2 m). The boundary with the apartment to the northwest is a mesh fence with ground at the same level on both sides; there are no retaining walls, slopes or stairs to the road. GSI elevation data also shows flat lowland around the site.

On the south the lot meets Metropolitan Route 308 (Heiwabashi-dori), beneath the elevated Shuto Expressway Central Circular Route, for 13.9 m across a sidewalk (3.0 m wide on the lot plan). On the east it meets a 4 m ward road for 7.4 m, making it a corner lot. Being next to the elevated expressway, it is exposed to noise, vibration, reduced sunlight and exhaust. The price is below the total route-price value (about 14.02 million yen). This likely reflects the small size, the shape and the location beside the expressway, but the listing does not confirm the reason.

The listing includes a reference plan for a 4-unit studio rental building of about 71 m² total floor area. Adopting the plan is optional and there is no building condition. We use the 5-minute walk from the summary table rather than the 4 minutes in the listing text.