What is a "flagpole" lot and how are they formed?

What kind of land are "flagpole lots"?

When you start looking for land, you will notice that not all land is square, and that there are properties of various shapes.
Especially in urban areas with dense housing, it is not uncommon to find properties with distinctive shapes.
"Flagpole lots", as explained in this article, is another irregular shaped lot that is often sold in urban areas.
As the name implies, the shape of a flagpole lot is like a flag on a pole.
A flagpole lot has a long, narrow alley that borders a road, and at the end of the alley is a large piece of land where a building can be built.
A flagpole property includes the long and narrow alley area that borders the road.
Other names for this type of property include "site extension" and "alley-shaped site.
Also, even if the land has the same shape, properties with the "flag" part facing the road are often not called flagpole lots.
This property is unique and different from a square lot, but we cannot overlook the unique charm of flagpole lot.
For example, even in cases where land is expensive in the area you want, you may be able to obtain irregular shaped land as it tends to be cheaper.
At first glance, you may feel that it is difficult to utilize the property, but with some ingenuity in design, you can get a comfortable home of your own.

How are "Flagpole lots" formed?

The fact that prices tend to be low is a nice feature, but some people may wonder how land with special shapes are created.
The reason why flagpole lots are formed is often due to the order in which large lots are divided and leveled.
For example, suppose you originally have a large square of land, and you divide the land into "front" and "back" as seen from the road side.
Then, the "back" land becomes a property that does not have access to the road as it is.
However, in order to treat the land at the "back" as a residential land, it is necessary to clear the "road access obligation".
The obligation to have access to a road is a rule set forth in the Building Standards Law, which simply states that a building cannot be built unless the site abuts a road at least 2 meters wide by 4 meters or more.
This is why flagpole lots can be built with a long, narrow alley that borders the road to the back of the lot.

What are the merits of buying flagpole lots?

At first glance, flagpole lots may seem to have only disadvantages, but they actually have a variety of advantages.

Cheaper than market price

The major advantage of flagpole lots is that they are reasonably priced.
In general, the unit price per tsubo of irregularly shaped land is often lower than that of regular shaped land of the same size.
You may even be able to find a property that is a great bargain
By considering flagpole lots, especially in urban areas where land prices are high, you may be able to consider purchasing a lot in an area that you thought was out of reach.
Another advantage is that if you can buy land at a discount, you can allocate the cost of the land to building, which will bring you closer to your ideal house.

It is quiet and calm

The fact that the land is secluded also leads to the advantage of a quiet life.
You won't hear the sound of cars passing by on the road, so you won't feel the noise as much.
If you have small children, another advantage is that there is no road right in front of your front door, so there is less danger of them running out.

More privacy

In addition to the benefit of less noise from the road, another good point is that you are less likely to be bothered by passersby.
The fact that the house is not facing a busy road makes it easier to secure privacy.

You can spend more money on the interior

Depending on the location of each property, houses built on flagpole lots are often difficult to see from the street.
For this reason, you can choose to spend less on the exterior and more on the interior instead of painting and exterior materials.
For example, you may be able to pursue a more comfortable living space by upgrading various interior facilities.

Alleyways can also be used in a meaningful way

With flagpole lots, the alley can be used as a parking space, unlike ordinary lots.

In the case of a standard lot, the parking space is secured first, and then the building is planned to fit in the remaining area.
The advantage of a flagpole lot is that although you have to parallel park, you can use the alley area for parking, so you can efficiently use the lot at the back for building.
If you don't want to use it as a parking space, you can also make use of the long and narrow shape of the alley to create an approach.
An approach with a flower bed with seasonal flowers would be lovely.

What are the points to consider and demerits of buying flagpole lots?

Although flagpole lots have advantages over ordinary lots, there are some disadvantages and cautions that you should be aware of when considering this type of land.

Possible need for lighting and ventilation

Properties on flagpole lots, which are made by dividing the land, are often surrounded by buildings.
Therefore, the disadvantage is that the sunshine on the first floor may not be good, although it depends on which direction it faces and other factors.
Also, air flow may not be good.
However, it is possible to counter these disadvantages with design ideas.
For example, you can set the living room on the second floor to secure more brightness, or you can make a courtyard to make it easier to get light and ventilation.

Construction costs may be relatively high

Unlike ordinary square lots, flagpole lots with alley sections can be difficult to access for heavy machinery, which tends to be a disadvantage when building.
If heavy machinery is not allowed to go deep into the site, more work will have to be done by craftsmen, which will increase the cost of the work.
Depending on the property, the cost of exterior construction may be higher when installing new water pipes and electric lines, or a new fence.
However, the relatively high construction costs may be off set by the low purchase costs of flagpole lots, and as a result, in some cases it is not a disadvantage as it fits into the budget.

Parking may be inconvenient

The ability to use the alley as a parking space is an advantage, but if the alley is narrow or the size of the car is large, parking and getting in and out may be a disadvantage.
On the other hand, flagpole properties are often located in urban areas, so even if it is difficult to utilize the parking space, there are cases where public transportation is well-developed around the property, making life less inconvenient.
It is a good idea to check the transportation accessibility before you buy.

Need to be considerate of noise to neighbors

Some flagpole lots are surrounded by neighboring houses, and the distance to the neighboring house is very close.
It is also important to note that you will need to take into consideration the noise of your life.

Make sure you know your road access obligations

Some flagpole lots are less than 2 meters from the road.
It is important to note that if the property does not meet the "road access obligation" mentioned above, it will be difficult to rebuild.
It is also important to check the width of the frontage bordering the road and the width of the road.

In Conclusion

What is a flagpole lot? We have introduced the features of flagpole lots in this article.
Some of you may have found it surprisingly beneficial.
Flagpole lots can be found even in urban areas where land prices are high, and they are actually reasonably priced.
On the other hand, there are some disadvantages that you should be aware of, so you should carefully consider them along with the advantages.