[Assessed 90.3%] Land in Suginami Ward, Tokyo — 15 min from Hamadayama Sta.

⚠️ The listing has no photos of the site and no lot plan, so we could not confirm from photos whether there is a retaining wall, whether there is a step between the lot and the road in front, whether it is a flag-shaped lot, whether the old house touches the neighboring house, or the condition of the old house. The map pin in the listing does not match the facility distances in the listing, so we did not use it; from the facility distances we narrowed the location down to one of blocks 6 to 19 of Narita-nishi 1-chome. Within this range, blocks 16 to 19 lie on a slope down toward the Zenpukuji River, at about 38 to 43 m according to GSI elevation data, lower than blocks 6 and 9 to 11 on the plateau (about 44 to 45 m). If the property is on the slope side, there may be a retaining wall or a height difference from the road. The listing's feature tags say "flat land".

This is a land lot in Narita-nishi 1-chome, Suginami Ward, a 15-minute walk from Hamadayama Station on the Keio Inokashira Line and a 17-minute walk from Nishi-Eifuku Station. It is in a Category 1 Exclusively Low-rise Residential Zone (building coverage 40%, floor area ratio 80%), within a height control district and a quasi-fire prevention district. Distances by road from the property given in the listing: FamilyMart Suginami Hamadayama 4-chome 659 m, Kusuri Seijo Hamadayama 894 m, Comodi Iida Hamadayama 1,016 m, Hamadayama Elementary School 509 m. Restaurants, measured in a straight line from the center of the town block: Aiya Hamadayama and Musashi no Mori Coffee about 490 m, Saizeriya Hamadayama about 500 m (OpenStreetMap).

The land is 97 m² (registered), freehold, with no building conditions. There is an old house, which will be demolished before handover. There is no private road burden, and the lot faces a 4 m wide road on the south, but the listing does not say whether that road is public or private or what type of road it is under the Building Standards Act. Public water, public sewer and city gas. The listing images are example building plans and photos of nearby facilities.

Because the old house will be demolished before handover, we value the land only. For the FY2026 route price we used 510 thousand yen/m², the most common value among the local roads in Narita-nishi 1-chome. The same road was 440 thousand yen/m² in 2024, a rise of about 16%. However, the road the property actually faces has not been identified, and route prices within the narrowed range vary from 430 to 510 thousand yen/m². At 500 thousand yen the assessed ratio would be about 88.5% and at 480 thousand about 85.0%, but at 440 thousand it would be about 77.9% and at 430 thousand about 76.1%, below 80%. Please consider this property on the premise of checking the terrain with on-site photos and confirming the type of the frontage road and its route price.