Redevelopment Potential / Land-Use Intensity

Compares the statutory maximum floor-area ratio (FAR) from the National Land Numerical Information's zoning data against the actual built density — derived from MLIT transaction data for detached houses and land only (condos excluded), as "total floor area ÷ land area" — to indicate how much unused building potential (headroom below the legal maximum) an area has.

Redevelopment Score = the percentile rank, across all areas, of (statutory max FAR − average measured built density), i.e. the "unused FAR points" (0–100)

*The "FAR" column in MLIT's transaction data is the statutory limit at the time of the transaction, not the as-built FAR of what was actually constructed — comparing it directly against itself would give no signal. Instead, we use total floor area ÷ land area from detached-house/land transactions as a proxy for the as-built value. Condo transactions are excluded, since their reported area is exclusive floor space rather than land area. Zoning data can be outdated relative to current conditions. Areas with few transactions (under 5) are excluded from aggregation. For any specific building plan, always confirm the latest zoning/FAR with the municipality's city-planning information.