3. Basics of Zoning

Basics of "Zoning"

Have you checked before buying land?

"I found some cheap land and am thinking of buying it."

I often hear this when providing housing consultations.
However, when looking into it in detail, it is not rare to find cases where it was actually land where a house could not be built.

One of the causes of this is zoning and urbanization classification.

This time, I will explain as clearly as possible about "Urbanization Promotion Areas" and "Urbanization Control Areas,"
which you must know when choosing land.

Urbanization Promotion Areas and Urbanization Control Areas

In urban planning, land is broadly classified into the following two types.

Urbanization Promotion Area
An area that is already urbanized or where urban development is prioritized.
Basically, you can build a house.

Urbanization Control Area
An area where development is restricted to protect the natural environment and farmland.
In principle, you cannot build a house.

If you buy land without knowing this difference,
it is possible that you might end up in a situation where you "intended to build a house but cannot."

You cannot build a house just anywhere, even in an Urbanization Promotion Area

You might think,
"If it's an Urbanization Promotion Area, it's safe,"
but it's actually not that simple.

Within Urbanization Promotion Areas, there are further detailed classifications called zoning.

For example,

・Areas centered on housing
・Areas where commercial facilities are concentrated
・Areas where factories are attracted

and so on.

The purpose of subdividing in this way is to protect the living environment and urban functions.

In other words, when building a house,
you need to check whether it is a zoning area suitable for housing.

The reason why land in Urbanization Control Areas is cheap

Sometimes, you may come across land that is very cheap.

However, much of it is in an Urbanization Control Area.

In an Urbanization Control Area, building permits are generally only granted for:

- Agricultural facilities
- Public facilities
- Buildings that meet specific conditions

These are often limited to such cases, and
as a general rule, private residences cannot be built.

That is why the price is often set low.

If you are purchasing land for your own home,
I generally do not recommend Urbanization Control Areas.

Be especially careful with private sales

When a real estate company is acting as an intermediary,
this type of information is originally explained during the Important Matters Explanation.

However, in the case of private sales,
there are cases where contracts are signed without sufficient explanation.

Therefore, when considering land,
it is important to always check the zoning and urbanization classification.

A question you should ask your real estate agent

There is a question I recommend to those looking for land.

It is:

"What are the points that have not been sufficiently explained in the Important Matters Explanation?"

That is the question.

When you ask this question,
the real estate agent may tell you about "difficult parts to explain" or
"points that should be confirmed with an expert."

Real estate agents are not experts in architectural design.

If there are parts you are not satisfied with,
consulting at a housing manufacturer's exhibition hall is one method.

Because it is a major purchase

Land and housing are some of the biggest purchases you will make in your life.

By taking a little extra time to check things beforehand,
you can prevent future regrets.

Beyond zoning, there are also issues such as building coverage ratios, floor area ratios, wall setbacks, and road setback restrictions, but these will be explained in the new construction planning section section.

If you are interested, please be sure to follow me.

Please consider it carefully.

Next time preview

Next time, I will explain a point that is surprisingly often overlooked when choosing land:

"Which direction does the road access face: north, south, east, or west?"

I would like to explain this topic.

This is a very important point that greatly affects sunlight and the floor plan of the house.
This is a checklist item to be especially careful about in the case of small lots in densely populated residential areas.

Links to articles already published regarding land selection

1. Are there any financial difficulties?
2. Is the land properly connected to a road?
3. Have you checked the zoning?
Next ▶ Which direction does the road access face: north, south, east, or west?
5. Is the land originally a sloped site that was developed?
6. If it is a developed site, was it cut or filled?
7. Does the ground seem good?
8. Have you confirmed the address down to the 'aza/koaza' level?
9. Are the safety, security, and convenience of daily life within an acceptable range?
10. Have you checked the hazard map?

Is there any article you are interested in?

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I look forward to your company next time as well.

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