[Assessed 103%] Land in Akishima, Tokyo — 20 min from Akishima Sta.

⚠️ The listed price needs to be checked. This lot (No. Q) is offered at 16.04 million yen for 118.02 m², about 136,000 yen/m². Lot No. W in the same development (23 lots in total) is listed at 28.661 million yen for 119.39 m² (about 240,000 yen/m²), so No. Q is priced at about 57% of No. W per m², and the listing gives no reason for the difference. The payment example section of the listing shows lot W as "119.67 m² of land, 27.227 million yen", which also does not match the main text. The price of 16.04 million yen is below the land value calculated from the route price (about 16.52 million yen). Possible causes include a typo in the price (at 26.04 million yen the assessed ratio would be about 63.5%), a level difference or retaining wall on the site, or the need for ground improvement. Anyone considering this lot should confirm the price and the reason with the seller through the agent.

The lot is in Ogamicho 2-chome, Akishima, a 20-minute walk from Akishima Station on the JR Ome Line. The neighbourhood section of the listing gives 1,400 m and an 18-minute walk to the station; we use the longer figure of 20 minutes. Nakagami Station on the same line is a 31-minute walk. It is one lot of La.Galleria TailorMade Akishima Phase 44, a 23-lot subdivision built under a development permit: 118.02 m² of freehold land, registered as residential land and currently vacant. The zoning is Category 1 low-rise residential with a 40% building coverage ratio (50% for corner lots) and an 80% floor area ratio. No. Q is a corner lot with a corner cut-off and faces a development road 6 to 10.3 m wide. ⚠️ This is land sold with a building condition: within three months of the land contract, the buyer is expected to sign a construction contract with a builder designated by the seller. If no contract is signed, the sale is cancelled and the deposit is returned. The reference price for a house starts at 26 million yen. The listing says the lot can also be sold without the building condition, but gives no price for that case.

The assessment uses the 2026 route prices. The new block roads created by the development are not yet shown on the 2026 route price map and have no route price, so we used the band for block roads in Ogamicho 2-chome. The 140,000 yen/m² and 150,000 yen/m² bands each appear on one section, and we took the lower, 140,000 yen/m². This puts the land at about 16.52 million yen and the assessed ratio at about 103% of the price. The result depends on the band: the most common value including the roads on the boundary with neighbouring districts, 135,000 yen/m², gives about 99.3%, and the 150,000 yen/m² of Gotetsu-dori, where the development's entrance is, gives about 110.4%. The route price rose by about 7.7%, from 130,000 yen/m² in 2024 to 140,000 yen/m² in 2026.

⚠️ The listing has no on-site photos of No. Q itself, so retaining walls, any step between the lot and the road, whether it is a flag-shaped lot and its current appearance have not been confirmed from photos. Photos of another lot show level ground along the road, but a block wall about five courses high (about 1.0 m) is visible on the boundary with existing houses inside the development. Elevation data from the Geospatial Information Authority of Japan (apparently from before grading) show a terrace scarp running across the north side of the development, with a drop of about 1.9 m. On the lot plan No. Q sits in the north-central part of the development next to a park, so a retaining wall from terraced grading cannot be ruled out. Nearby are 7-Eleven Akishima Tanakacho 2-chome (4-minute walk, 290 m) and Marufuji Akishima Shiyakusho-dori (5-minute walk, 350 m); these two distances are from the listing, and the other nearby places are measured in a straight line from the position on the SUUMO map. This lot is for buyers who want a site for a new house built under the building condition, after confirming the reason for the price and the level differences on site.