3 Hidden Warning Signs of a Dangerous Neighborhood That Hazard Maps Won’t Show

Rivers and semi-basements can be deadly

Japan is frequently hit by natural disasters, from earthquakes in Noto and Kumamoto to localized torrential downpours. Checking hazard maps when choosing a home is now common sense. However,

“That alone is not enough.”

So says Kenji Matsuura, who became a financial planner after working for a housing company. Drawing on his professional experience, he has also handled numerous consultations with people looking to purchase homes.

He listens to their preferences and sometimes introduces them to actual properties, but:

“The first thing I do is check hazard maps and immediately rule out areas at risk of flooding, landslides, or those located near active fault lines.” (Matsuura; same applies below)

That’s not all. He also visits properties in person and avoids locations with even small rivers nearby.

“Small rivers are prone to overflowing. If an apartment building or house has an entrance located down a flight of stairs, flooding can make it impossible to even get inside. I believe people should avoid apartments and houses with entrances or rooms located partially below ground level.”

There are also certain factors he leaves up to prospective buyers to judge for themselves. One example is the presence of religious facilities.

“Some people may not even want one within their line of sight. Others may not mind because it has no impact on their daily routines. I leave that decision to the prospective buyer. It may also be better to avoid living near crematoriums, waste incineration plants, industrial waste disposal facilities, hoarding properties, and adult entertainment establishments. I also wouldn’t recommend locations near high-voltage power lines.”

Land near transmission towers tends to be cheaper, but:

“That also means you’ll only be able to sell it cheaply when the time comes. There’s also the risk of the towers collapsing, as well as concerns about potential health effects.”

A quiet neighborhood transformed! The hidden danger of vacant land

He also says prospective buyers should check whether there are U.S. military or Self-Defense Forces bases nearby. It’s true that noise can be severe around bases where military aircraft take off and land.

“Aircraft fly at lower altitudes when they’re near the base, so the noise is louder. There’s also the risk of crashes. And if the United States were to enter a military conflict with another country, these bases would be among the first targets. I think these are things we need to consider nowadays.”

While existing facilities can be avoided, undesirable developments can also appear after you’ve moved in.

For example, plans to build a data center just a five-minute walk from Chiba New Town Chuo Station have sparked local opposition.

Matsuura explains:

“If there’s a large plot of land nearby, there’s always a possibility that something will be built there. Former factory sites are another possibility. Schools are also being consolidated and closed, so a site that’s currently a school could eventually become a high-rise apartment building, blocking sunlight. If there’s a large vacant lot, former factory site, or school nearby, you should consider the possibility that something may be built there in the future.”

A neighborhood that was supposed to be peaceful and quiet could suddenly find itself facing the prospect of massive structures blocking the view and noisy cooling equipment. By the time you regret that things didn’t turn out as expected, it may already be too late.

Why you may not be able to live in a 20-year-old property for life

Another difficult decision is whether to buy an apartment or a detached house.

“When choosing an apartment, you should look for one that is properly maintained.”

What should buyers look for?

“Start with the exterior. If the emergency staircases are rusted and rust stains have spread onto the outer walls, or if there are cracks in the exterior walls, these are signs that the building is not being properly maintained.”

With construction materials becoming increasingly expensive, some apartment buildings can no longer cover major renovation costs through residents’ reserve funds alone and have to take out loans to finance the work.

Matsuura explains:

“The standard used to be a 12-year cycle, but recently, following revisions to the Ministry of Land, Infrastructure, Transport and Tourism’s guidelines, more apartment buildings have extended the interval to 15–18 years. However, whether repairs are carried out at all ultimately depends on the residents’ decision. Some buildings don’t carry them out, while others do so once every 15 years rather than every 12. If you’re buying a secondhand apartment, carefully review documents such as the ‘Important Matters Explanation’ and the minutes and materials from homeowners’ association meetings.”

These documents also indicate how much money is available in the repair reserve fund and how many residents are behind on their management fee payments.

“It’s best to avoid buildings with a large number of residents in arrears.”

The age of the building is another concern when purchasing a secondhand apartment.

For example, imagine buying a 20-year-old apartment at age 30. By the time you retire at 65, the building will be 55 years old.

“You’ll have to deal with aging plumbing and potentially get caught up in disputes over whether the building should be rebuilt. Staying there for the rest of your life would require considerable commitment and expense. You should approach the purchase with the expectation that you’ll eventually move elsewhere. If that’s the case, you need to consider the property’s asset value.”

To maintain or increase a property’s value, buyers should carefully examine the surrounding environment and the building’s management, as discussed above, and avoid risks wherever possible.

Even when a property’s hazard map shows no risks whatsoever, changes in the surrounding environment or poor apartment management can cause an asset worth tens of millions of yen to become virtually worthless. Knowing how to identify locations you should never buy into is the ultimate form of protection.

▼ Kenji Matsuura. After working for a major housing manufacturer, he moved to a foreign-affiliated life insurance company before becoming a financial planner in 2002. He primarily provides consultations on personal financial planning, reviewing life insurance policies, and supporting home purchases. He also gives lectures and writes on financial planning. He is an adjunct lecturer at Aoyama Gakuin University. His published works include The Smartest Ways to Deal with Real Estate Inherited from Your Parents: No More Waiting! What Parents and Children Should Discuss Right Away (Subarusha).