Floor-Area Ratio (FAR) and Building Coverage Ratio (BCR) in Japan

Post date: Thursday, April 20, 2017

Land Use Zones restricts the use of buildings in each categorized zone; it also controls volume and height of buildings by Floor-Area Ratio (FAR) and Building Coverage Ratio (BCR) in each zone.
What size and height of the building you can build depends on FAR and BCR of the land property and this also influences the property price.

As FAR and BCR are described in the property information provided by the real estate company, it is recommended to understand beforehand when you plan to purchase a real estate property.


What is Building Coverage Ratio (BCR)?

The ratio of the Building area divided by the land (site) area. Building area means the floor space of a building when looking down at it from the sky.

Depending on the Land Use Zone category it is regulated within 30% - 80%, and a building has to be constructed within the specified maximum BCR ratio in the zone.

For example
; in case of a Land area of 100㎡ with a BCR at 50%, a building with the maximum (Building area) of 50㎡ can be constructed.



What is Floor-Area Ratio (FAR)?

The ratio of Total floor area divided by Land (site) area. Total floor area means the total of all the floor space in a building.

Depending on the Land Use Zone category, it is regulated in the range of 50% - 1,300%.

For example
; in case of a Land area of 100㎡ and a FAR of 300%, a building with maximum (Total floor area) of 300㎡ can be constructed.



The Floor-area Ratio and Building Coverage Ratio in each Land Use Zone

Under these following specific cases, Building Coverage Ratio (BCR) and Floor-Area Ratio (FAR) may be relaxed or additional restrictions may apply.


Relaxation of Building Coverage Ratio

Corner land: A corner plot of land (specified by the government) is allowed to add 10% to the maximum BCR,
   when additional specified conditions are satisfied such as the width and angle of the adjacent road and the length
   of contact with the adjacent land. *Please consult the local government office.

In case of a fireproof building: A fireproof building in the fire protection zone is allowed to add 10% to the
   maximum BCR.


Additional limits to Floor Area Ratio

Limit to FAR depending on the width of the frontal road:

   When the width of the frontal road is less than 12m, the lower ratio shall be adopted between the specified FAR
   and the ratio by the following calculations:
    * In case of Residential Land Use Zones: The width of the frontal road (m) x 4/10
    * In case of Land Use Zones other than Residential: The width of the frontal road (m) x 6/10.


Relaxation of Floor Area Ratio

● If a case is specially allowed by the administrative agency concerned

● In case of apartment buildings the elevator hall and stairs for public use shall not be calculated in FAR

● In the case of underground floors being used for residential use

● In case the land (site) has any other exceptional rules adopted.


Sale Property tag

Sangenjaya station is only a 6-minute walk away, and there are many supermarkets and drugstores such as Seiyu, Maruetsu, and Shimamura, as well as financial institutions and educational facilities close by. Around the station, there is an arcade and a shopping street full of old and new stores, creating a mature living environment where you can experience the richness of everyday life.

JPY 123,900,000

Exterior of Park Court Ebisu Hilltop Residence
Sale Property tag

It is a luxurious condominium with 14 floors located on the hill top in a quiet residential area close to Yebisu Garden Place. Nearby Yebisu Skywalk is available for access to Ebisu Station and is comfortable in rainy days. Passing through plants and greens along the entrance approach, the hotel like entrance hall and the lounge space welcome you; the inside passages and other common use facilities create high class images. The room equipment is high grade including a bathroom dryer and built-in water purifier. The security system is fully arranged such as security cameras and 24 hours manned management in connection with ALSOK. In addition to Yebisu Garden Place, commercial facilities, various shops and restaurants around Ebisu Station are within a daily living area. It is an attractive location for enjoy whole Ebisu area, which is one of the most popular places to live in Central Tokyo.

JPY 134,800,000

Exterior of DEUXFLE base Minami-azabu
Sale Property tag

Designer low-rise maisonette apartments, with rooftop terrace. The project won a Good Design Award in 2012 by architect Hirotaka Satoh. It is walking distance to the Azabu Juban shopping and restaurant area, Arisugawa Park and Hiroo. Shinohashi shopping street in Shirokane is also close. Tokyo International School and Higashimachi Elementary School are in neighborhood.

JPY 112,000,000

Exterior of Lupinas Shibuya Sakuragaoka Garden Court
Sale Property tag

Located a 6-min walk from Shibuya Station, adjacent to the Station’s Sakuragaoka Exit District, where a large-scale redevelopment project is underway, is a 7-story condominium apartment with tiled exterior walls which stands in a quiet hilltop area. It is a well-managed condominium whose shared spaces are filled with cleanliness. It is equipped with auto-locking entrance doors, delivery lockers, 24-hour garbage station, etc. to secure the residents’ safety and support their convenience. A large repair and renovation work to it was carried out in November 2012. A large-scale redevelopment project around Shibuya Station is told as something once every 100 years. In the ongoing the Shibuya Station Sakuragaoka Exit District (scheduled for completion in 2023), various facilities are planned to be built, such as a medical facility that provides global services, a serviced apartment, a child care support facility, and an entrepreneurship support facility to foster venture companies, all of which aim at strengthening international competitiveness. It is becoming a highly potential area, with barrier-free access to Shibuya Station, and which is expected to improve convenience, comfort, and safety.

JPY 170,000,000

Exterior of Towa Roppongi Homes
Sale Property tag

JPY 135,000,000

Sale Property tag

TAKANAWA The RESIDENCE is a 47-story tower apartment with a 1-story basement built in October 2005 by Taisei Corporation. This high-grade apartment has View Lounge, Health Spa, Guest Room and hotel-like concierge services. It comes with 24-hour manned management for solid security. It is located a 6-min walk from Takanawadai Station on Toei Asakusa Line, 8 min from Shirokanedai Station on Metro Nanboku Line and Toei Mita Line, 9 min from Shirokane-takanawa Station, and 12 min from Takanawa Gateway Station on JR Yamanote Line and Keihin Tohoku Line.

JPY 183,000,000