LAND + HOUSE BUDGET

Sado home-building budgets

Compare neighborhood-level 100 m² land and 100 m² building models, then open a neighborhood to adjust land area and construction assumptions.

100 m² land + 100 m² building model
JPY 37.33M
LandJPY 726,000JPY 726K
BuildingJPY 33.28M
AncillaryJPY 3.33M
Published neighborhoods
66

Compare neighborhoods

Rows are ordered from the highest modeled total.

NeighborhoodTotal modelLand and building
Ryotsu-MinatoMedian JPY 45,375 / m² · 1 recordsMedian JPY 45.375K / m² · 1 recordsJPY 41.14MLand JPY 4.54MBuilding JPY 33.28M
NagakiMedian JPY 20,873 / m² · 1 recordsMedian JPY 20.873K / m² · 1 recordsJPY 38.69MLand JPY 2.09MBuilding JPY 33.28M
NakaharaMedian JPY 20,570 / m² · 3 recordsMedian JPY 20.57K / m² · 3 recordsJPY 38.66MLand JPY 2.06MBuilding JPY 33.28M
KawaharadasuwamachiMedian JPY 14,823 / m² · 3 recordsMedian JPY 14.823K / m² · 3 recordsJPY 38.08MLand JPY 1.48MBuilding JPY 33.28M
Aikawa-NichomehamamachiMedian JPY 14,520 / m² · 1 recordsMedian JPY 14.52K / m² · 1 recordsJPY 38.05MLand JPY 1.45MBuilding JPY 33.28M
NakaokiMedian JPY 14,218 / m² · 2 recordsMedian JPY 14.218K / m² · 2 recordsJPY 38.02MLand JPY 1.42MBuilding JPY 33.28M
YoshiokaMedian JPY 13,613 / m² · 3 recordsMedian JPY 13.613K / m² · 3 recordsJPY 37.96MLand JPY 1.36MBuilding JPY 33.28M
IchinosawaMedian JPY 13,008 / m² · 3 recordsMedian JPY 13.008K / m² · 3 recordsJPY 37.9MLand JPY 1.3MBuilding JPY 33.28M
KaizukaMedian JPY 13,008 / m² · 1 recordsMedian JPY 13.008K / m² · 1 recordsJPY 37.9MLand JPY 1.3MBuilding JPY 33.28M
ChigusaMedian JPY 12,856 / m² · 4 recordsMedian JPY 12.856K / m² · 4 recordsJPY 37.89MLand JPY 1.29MBuilding JPY 33.28M
Aikawa-HanedamachiMedian JPY 12,705 / m² · 1 recordsMedian JPY 12.705K / m² · 1 recordsJPY 37.87MLand JPY 1.27MBuilding JPY 33.28M
OgimachiMedian JPY 12,100 / m² · 2 recordsMedian JPY 12.1K / m² · 2 recordsJPY 37.81MLand JPY 1.21MBuilding JPY 33.28M
SawaneikariMedian JPY 11,798 / m² · 1 recordsMedian JPY 11.798K / m² · 1 recordsJPY 37.78MLand JPY 1.18MBuilding JPY 33.28M
YahataMedian JPY 11,495 / m² · 5 recordsMedian JPY 11.495K / m² · 5 recordsJPY 37.75MLand JPY 1.15MBuilding JPY 33.28M
OgiMedian JPY 11,193 / m² · 1 recordsMedian JPY 11.193K / m² · 1 recordsJPY 37.72MLand JPY 1.12MBuilding JPY 33.28M
KawaharadahommachiMedian JPY 11,041 / m² · 4 recordsMedian JPY 11.041K / m² · 4 recordsJPY 37.71MLand JPY 1.1MBuilding JPY 33.28M
ManoMedian JPY 10,890 / m² · 3 recordsMedian JPY 10.89K / m² · 3 recordsJPY 37.69MLand JPY 1.09MBuilding JPY 33.28M
AonoMedian JPY 10,391 / m² · 2 recordsMedian JPY 10.391K / m² · 2 recordsJPY 37.64MLand JPY 1.04MBuilding JPY 33.28M
Aikawa-AizumachiMedian JPY 10,285 / m² · 1 recordsMedian JPY 10.285K / m² · 1 recordsJPY 37.63MLand JPY 1.03MBuilding JPY 33.28M
HigashiodoriMedian JPY 9,983 / m² · 1 recordsMedian JPY 9.983K / m² · 1 recordsJPY 37.6MLand JPY 998,250JPY 998.25KBuilding JPY 33.28M
YoshiihongoMedian JPY 9,801 / m² · 2 recordsMedian JPY 9.801K / m² · 2 recordsJPY 37.58MLand JPY 980,100JPY 980.1KBuilding JPY 33.28M
Niibo-NagauneMedian JPY 9,680 / m² · 1 recordsMedian JPY 9.68K / m² · 1 recordsJPY 37.57MLand JPY 968,000JPY 968KBuilding JPY 33.28M
Ryotsu-EbisuMedian JPY 8,470 / m² · 5 recordsMedian JPY 8.47K / m² · 5 recordsJPY 37.45MLand JPY 847,000JPY 847KBuilding JPY 33.28M
AkadomariMedian JPY 8,168 / m² · 1 recordsMedian JPY 8.168K / m² · 1 recordsJPY 37.42MLand JPY 816,750JPY 816.75KBuilding JPY 33.28M
IshidaMedian JPY 8,016 / m² · 2 recordsMedian JPY 8.016K / m² · 2 recordsJPY 37.4MLand JPY 801,625JPY 801.625KBuilding JPY 33.28M
KubotaMedian JPY 7,563 / m² · 2 recordsMedian JPY 7.563K / m² · 2 recordsJPY 37.36MLand JPY 756,250JPY 756.25KBuilding JPY 33.28M
IzumiMedian JPY 7,517 / m² · 6 recordsMedian JPY 7.517K / m² · 6 recordsJPY 37.35MLand JPY 751,713JPY 751.713KBuilding JPY 33.28M
ManoshimmachiMedian JPY 7,411 / m² · 2 recordsMedian JPY 7.411K / m² · 2 recordsJPY 37.34MLand JPY 741,125JPY 741.125KBuilding JPY 33.28M
UmezuMedian JPY 6,958 / m² · 3 recordsMedian JPY 6.958K / m² · 3 recordsJPY 37.3MLand JPY 695,750JPY 695.75KBuilding JPY 33.28M
HatanoMedian JPY 6,353 / m² · 1 recordsMedian JPY 6.353K / m² · 1 recordsJPY 37.24MLand JPY 635,250JPY 635.25KBuilding JPY 33.28M
KamotashiroMedian JPY 5,748 / m² · 4 recordsMedian JPY 5.748K / m² · 4 recordsJPY 37.18MLand JPY 574,750JPY 574.75KBuilding JPY 33.28M
NagaeMedian JPY 5,596 / m² · 2 recordsMedian JPY 5.596K / m² · 2 recordsJPY 37.16MLand JPY 559,625JPY 559.625KBuilding JPY 33.28M
KitaebisuMedian JPY 5,143 / m² · 1 recordsMedian JPY 5.143K / m² · 1 recordsJPY 37.12MLand JPY 514,250JPY 514.25KBuilding JPY 33.28M
NiiboMedian JPY 5,143 / m² · 1 recordsMedian JPY 5.143K / m² · 1 recordsJPY 37.12MLand JPY 514,250JPY 514.25KBuilding JPY 33.28M
KasugaMedian JPY 4,840 / m² · 1 recordsMedian JPY 4.84K / m² · 1 recordsJPY 37.09MLand JPY 484,000JPY 484KBuilding JPY 33.28M
KurinoeMedian JPY 4,538 / m² · 1 recordsMedian JPY 4.538K / m² · 1 recordsJPY 37.06MLand JPY 453,750JPY 453.75KBuilding JPY 33.28M
SawanesumiyamachiMedian JPY 4,538 / m² · 1 recordsMedian JPY 4.538K / m² · 1 recordsJPY 37.06MLand JPY 453,750JPY 453.75KBuilding JPY 33.28M
UtamiMedian JPY 4,235 / m² · 1 recordsMedian JPY 4.235K / m² · 1 recordsJPY 37.03MLand JPY 423,500JPY 423.5KBuilding JPY 33.28M
KanaishimboMedian JPY 3,933 / m² · 3 recordsMedian JPY 3.933K / m² · 3 recordsJPY 37MLand JPY 393,250JPY 393.25KBuilding JPY 33.28M
Niibo-UryuyaMedian JPY 3,630 / m² · 1 recordsMedian JPY 3.63K / m² · 1 recordsJPY 36.97MLand JPY 363,000JPY 363KBuilding JPY 33.28M
OtaMedian JPY 3,267 / m² · 2 recordsMedian JPY 3.267K / m² · 2 recordsJPY 36.93MLand JPY 326,700JPY 326.7KBuilding JPY 33.28M
HamakawachiMedian JPY 3,176 / m² · 2 recordsMedian JPY 3.176K / m² · 2 recordsJPY 36.92MLand JPY 317,625JPY 317.625KBuilding JPY 33.28M
KatabataMedian JPY 3,025 / m² · 1 recordsMedian JPY 3.025K / m² · 1 recordsJPY 36.91MLand JPY 302,500JPY 302.5KBuilding JPY 33.28M
Aikawa-GorozaemommachiMedian JPY 2,571 / m² · 1 recordsMedian JPY 2.571K / m² · 1 recordsJPY 36.86MLand JPY 257,125JPY 257.125KBuilding JPY 33.28M
ShimoaikawaMedian JPY 2,420 / m² · 1 recordsMedian JPY 2.42K / m² · 1 recordsJPY 36.84MLand JPY 242,000JPY 242KBuilding JPY 33.28M
UmakubiMedian JPY 2,390 / m² · 1 recordsMedian JPY 2.39K / m² · 1 recordsJPY 36.84MLand JPY 238,975JPY 238.975KBuilding JPY 33.28M
ShimonagakiMedian JPY 2,118 / m² · 1 recordsMedian JPY 2.118K / m² · 1 recordsJPY 36.81MLand JPY 211,750JPY 211.75KBuilding JPY 33.28M
TasshaMedian JPY 2,012 / m² · 2 recordsMedian JPY 2.012K / m² · 2 recordsJPY 36.8MLand JPY 201,163JPY 201.163KBuilding JPY 33.28M
Aikawa-OritomachiMedian JPY 1,936 / m² · 1 recordsMedian JPY 1.936K / m² · 1 recordsJPY 36.8MLand JPY 193,600JPY 193.6KBuilding JPY 33.28M
ToyodaMedian JPY 1,906 / m² · 1 recordsMedian JPY 1.906K / m² · 1 recordsJPY 36.79MLand JPY 190,575JPY 190.575KBuilding JPY 33.28M
Hamochi-HongoMedian JPY 1,573 / m² · 1 recordsMedian JPY 1.573K / m² · 1 recordsJPY 36.76MLand JPY 157,300JPY 157.3KBuilding JPY 33.28M
DaishoMedian JPY 1,301 / m² · 1 recordsMedian JPY 1.301K / m² · 1 recordsJPY 36.73MLand JPY 130,075JPY 130.075KBuilding JPY 33.28M
AwabiMedian JPY 998 / m² · 1 recordsJPY 36.7MLand JPY 99,825JPY 99.825KBuilding JPY 33.28M
KaminiiboMedian JPY 790 / m² · 2 recordsJPY 36.68MLand JPY 78,953JPY 78.953KBuilding JPY 33.28M
KamiyokoyamaMedian JPY 681 / m² · 4 recordsJPY 36.67MLand JPY 68,063JPY 68.063KBuilding JPY 33.28M
Aikawa-HiromamachiMedian JPY 484 / m² · 1 recordsJPY 36.65MLand JPY 48,400JPY 48.4KBuilding JPY 33.28M
Niibo-OnoMedian JPY 454 / m² · 1 recordsJPY 36.65MLand JPY 45,375JPY 45.375KBuilding JPY 33.28M
MushirobaMedian JPY 245 / m² · 1 recordsJPY 36.63MLand JPY 24,503JPY 24.503KBuilding JPY 33.28M
MiyakawaMedian JPY 224 / m² · 1 recordsJPY 36.62MLand JPY 22,385JPY 22.385KBuilding JPY 33.28M
Hamochi-SanseMedian JPY 200 / m² · 1 recordsJPY 36.62MLand JPY 19,965JPY 19.965KBuilding JPY 33.28M
KitaushimaMedian JPY 135 / m² · 2 recordsJPY 36.62MLand JPY 13,461JPY 13.461KBuilding JPY 33.28M
Ryotsu-FukuraMedian JPY 127 / m² · 3 recordsJPY 36.62MLand JPY 12,705JPY 12.705KBuilding JPY 33.28M
HirashimizuMedian JPY 100 / m² · 2 recordsJPY 36.61MLand JPY 9,983JPY 9.983KBuilding JPY 33.28M
SawaneMedian JPY 61 / m² · 1 recordsJPY 36.61MLand JPY 6,050JPY 6.05KBuilding JPY 33.28M
ShimoyokoyamaMedian JPY 59 / m² · 2 recordsJPY 36.61MLand JPY 5,899JPY 5.899KBuilding JPY 33.28M
ShiroseMedian JPY 21 / m² · 10 recordsJPY 36.6MLand JPY 2,057JPY 2.057KBuilding JPY 33.28M
NeighborhoodTotal modelLand / build
Ryotsu-MinatoJPY 45,375 / m² · 1 recordsJPY 45.375K / m² · 1 recordsJPY 41.14MLandJPY 4.54MBuildJPY 33.28MNagakiJPY 20,873 / m² · 1 recordsJPY 20.873K / m² · 1 recordsJPY 38.69MLandJPY 2.09MBuildJPY 33.28MNakaharaJPY 20,570 / m² · 3 recordsJPY 20.57K / m² · 3 recordsJPY 38.66MLandJPY 2.06MBuildJPY 33.28MKawaharadasuwamachiJPY 14,823 / m² · 3 recordsJPY 14.823K / m² · 3 recordsJPY 38.08MLandJPY 1.48MBuildJPY 33.28MAikawa-NichomehamamachiJPY 14,520 / m² · 1 recordsJPY 14.52K / m² · 1 recordsJPY 38.05MLandJPY 1.45MBuildJPY 33.28MNakaokiJPY 14,218 / m² · 2 recordsJPY 14.218K / m² · 2 recordsJPY 38.02MLandJPY 1.42MBuildJPY 33.28MYoshiokaJPY 13,613 / m² · 3 recordsJPY 13.613K / m² · 3 recordsJPY 37.96MLandJPY 1.36MBuildJPY 33.28MIchinosawaJPY 13,008 / m² · 3 recordsJPY 13.008K / m² · 3 recordsJPY 37.9MLandJPY 1.3MBuildJPY 33.28MKaizukaJPY 13,008 / m² · 1 recordsJPY 13.008K / m² · 1 recordsJPY 37.9MLandJPY 1.3MBuildJPY 33.28MChigusaJPY 12,856 / m² · 4 recordsJPY 12.856K / m² · 4 recordsJPY 37.89MLandJPY 1.29MBuildJPY 33.28MAikawa-HanedamachiJPY 12,705 / m² · 1 recordsJPY 12.705K / m² · 1 recordsJPY 37.87MLandJPY 1.27MBuildJPY 33.28MOgimachiJPY 12,100 / m² · 2 recordsJPY 12.1K / m² · 2 recordsJPY 37.81MLandJPY 1.21MBuildJPY 33.28MSawaneikariJPY 11,798 / m² · 1 recordsJPY 11.798K / m² · 1 recordsJPY 37.78MLandJPY 1.18MBuildJPY 33.28MYahataJPY 11,495 / m² · 5 recordsJPY 11.495K / m² · 5 recordsJPY 37.75MLandJPY 1.15MBuildJPY 33.28MOgiJPY 11,193 / m² · 1 recordsJPY 11.193K / m² · 1 recordsJPY 37.72MLandJPY 1.12MBuildJPY 33.28MKawaharadahommachiJPY 11,041 / m² · 4 recordsJPY 11.041K / m² · 4 recordsJPY 37.71MLandJPY 1.1MBuildJPY 33.28MManoJPY 10,890 / m² · 3 recordsJPY 10.89K / m² · 3 recordsJPY 37.69MLandJPY 1.09MBuildJPY 33.28MAonoJPY 10,391 / m² · 2 recordsJPY 10.391K / m² · 2 recordsJPY 37.64MLandJPY 1.04MBuildJPY 33.28MAikawa-AizumachiJPY 10,285 / m² · 1 recordsJPY 10.285K / m² · 1 recordsJPY 37.63MLandJPY 1.03MBuildJPY 33.28MHigashiodoriJPY 9,983 / m² · 1 recordsJPY 9.983K / m² · 1 recordsJPY 37.6MLandJPY 998,250JPY 998.25KBuildJPY 33.28MYoshiihongoJPY 9,801 / m² · 2 recordsJPY 9.801K / m² · 2 recordsJPY 37.58MLandJPY 980,100JPY 980.1KBuildJPY 33.28MNiibo-NagauneJPY 9,680 / m² · 1 recordsJPY 9.68K / m² · 1 recordsJPY 37.57MLandJPY 968,000JPY 968KBuildJPY 33.28MRyotsu-EbisuJPY 8,470 / m² · 5 recordsJPY 8.47K / m² · 5 recordsJPY 37.45MLandJPY 847,000JPY 847KBuildJPY 33.28MAkadomariJPY 8,168 / m² · 1 recordsJPY 8.168K / m² · 1 recordsJPY 37.42MLandJPY 816,750JPY 816.75KBuildJPY 33.28MIshidaJPY 8,016 / m² · 2 recordsJPY 8.016K / m² · 2 recordsJPY 37.4MLandJPY 801,625JPY 801.625KBuildJPY 33.28MKubotaJPY 7,563 / m² · 2 recordsJPY 7.563K / m² · 2 recordsJPY 37.36MLandJPY 756,250JPY 756.25KBuildJPY 33.28MIzumiJPY 7,517 / m² · 6 recordsJPY 7.517K / m² · 6 recordsJPY 37.35MLandJPY 751,713JPY 751.713KBuildJPY 33.28MManoshimmachiJPY 7,411 / m² · 2 recordsJPY 7.411K / m² · 2 recordsJPY 37.34MLandJPY 741,125JPY 741.125KBuildJPY 33.28MUmezuJPY 6,958 / m² · 3 recordsJPY 6.958K / m² · 3 recordsJPY 37.3MLandJPY 695,750JPY 695.75KBuildJPY 33.28MHatanoJPY 6,353 / m² · 1 recordsJPY 6.353K / m² · 1 recordsJPY 37.24MLandJPY 635,250JPY 635.25KBuildJPY 33.28MKamotashiroJPY 5,748 / m² · 4 recordsJPY 5.748K / m² · 4 recordsJPY 37.18MLandJPY 574,750JPY 574.75KBuildJPY 33.28MNagaeJPY 5,596 / m² · 2 recordsJPY 5.596K / m² · 2 recordsJPY 37.16MLandJPY 559,625JPY 559.625KBuildJPY 33.28MKitaebisuJPY 5,143 / m² · 1 recordsJPY 5.143K / m² · 1 recordsJPY 37.12MLandJPY 514,250JPY 514.25KBuildJPY 33.28MNiiboJPY 5,143 / m² · 1 recordsJPY 5.143K / m² · 1 recordsJPY 37.12MLandJPY 514,250JPY 514.25KBuildJPY 33.28MKasugaJPY 4,840 / m² · 1 recordsJPY 4.84K / m² · 1 recordsJPY 37.09MLandJPY 484,000JPY 484KBuildJPY 33.28MKurinoeJPY 4,538 / m² · 1 recordsJPY 4.538K / m² · 1 recordsJPY 37.06MLandJPY 453,750JPY 453.75KBuildJPY 33.28MSawanesumiyamachiJPY 4,538 / m² · 1 recordsJPY 4.538K / m² · 1 recordsJPY 37.06MLandJPY 453,750JPY 453.75KBuildJPY 33.28MUtamiJPY 4,235 / m² · 1 recordsJPY 4.235K / m² · 1 recordsJPY 37.03MLandJPY 423,500JPY 423.5KBuildJPY 33.28MKanaishimboJPY 3,933 / m² · 3 recordsJPY 3.933K / m² · 3 recordsJPY 37MLandJPY 393,250JPY 393.25KBuildJPY 33.28MNiibo-UryuyaJPY 3,630 / m² · 1 recordsJPY 3.63K / m² · 1 recordsJPY 36.97MLandJPY 363,000JPY 363KBuildJPY 33.28MOtaJPY 3,267 / m² · 2 recordsJPY 3.267K / m² · 2 recordsJPY 36.93MLandJPY 326,700JPY 326.7KBuildJPY 33.28MHamakawachiJPY 3,176 / m² · 2 recordsJPY 3.176K / m² · 2 recordsJPY 36.92MLandJPY 317,625JPY 317.625KBuildJPY 33.28MKatabataJPY 3,025 / m² · 1 recordsJPY 3.025K / m² · 1 recordsJPY 36.91MLandJPY 302,500JPY 302.5KBuildJPY 33.28MAikawa-GorozaemommachiJPY 2,571 / m² · 1 recordsJPY 2.571K / m² · 1 recordsJPY 36.86MLandJPY 257,125JPY 257.125KBuildJPY 33.28MShimoaikawaJPY 2,420 / m² · 1 recordsJPY 2.42K / m² · 1 recordsJPY 36.84MLandJPY 242,000JPY 242KBuildJPY 33.28MUmakubiJPY 2,390 / m² · 1 recordsJPY 2.39K / m² · 1 recordsJPY 36.84MLandJPY 238,975JPY 238.975KBuildJPY 33.28MShimonagakiJPY 2,118 / m² · 1 recordsJPY 2.118K / m² · 1 recordsJPY 36.81MLandJPY 211,750JPY 211.75KBuildJPY 33.28MTasshaJPY 2,012 / m² · 2 recordsJPY 2.012K / m² · 2 recordsJPY 36.8MLandJPY 201,163JPY 201.163KBuildJPY 33.28MAikawa-OritomachiJPY 1,936 / m² · 1 recordsJPY 1.936K / m² · 1 recordsJPY 36.8MLandJPY 193,600JPY 193.6KBuildJPY 33.28MToyodaJPY 1,906 / m² · 1 recordsJPY 1.906K / m² · 1 recordsJPY 36.79MLandJPY 190,575JPY 190.575KBuildJPY 33.28MHamochi-HongoJPY 1,573 / m² · 1 recordsJPY 1.573K / m² · 1 recordsJPY 36.76MLandJPY 157,300JPY 157.3KBuildJPY 33.28MDaishoJPY 1,301 / m² · 1 recordsJPY 1.301K / m² · 1 recordsJPY 36.73MLandJPY 130,075JPY 130.075KBuildJPY 33.28MAwabiJPY 998 / m² · 1 recordsJPY 36.7MLandJPY 99,825JPY 99.825KBuildJPY 33.28MKaminiiboJPY 790 / m² · 2 recordsJPY 36.68MLandJPY 78,953JPY 78.953KBuildJPY 33.28MKamiyokoyamaJPY 681 / m² · 4 recordsJPY 36.67MLandJPY 68,063JPY 68.063KBuildJPY 33.28MAikawa-HiromamachiJPY 484 / m² · 1 recordsJPY 36.65MLandJPY 48,400JPY 48.4KBuildJPY 33.28MNiibo-OnoJPY 454 / m² · 1 recordsJPY 36.65MLandJPY 45,375JPY 45.375KBuildJPY 33.28MMushirobaJPY 245 / m² · 1 recordsJPY 36.63MLandJPY 24,503JPY 24.503KBuildJPY 33.28MMiyakawaJPY 224 / m² · 1 recordsJPY 36.62MLandJPY 22,385JPY 22.385KBuildJPY 33.28MHamochi-SanseJPY 200 / m² · 1 recordsJPY 36.62MLandJPY 19,965JPY 19.965KBuildJPY 33.28MKitaushimaJPY 135 / m² · 2 recordsJPY 36.62MLandJPY 13,461JPY 13.461KBuildJPY 33.28MRyotsu-FukuraJPY 127 / m² · 3 recordsJPY 36.62MLandJPY 12,705JPY 12.705KBuildJPY 33.28MHirashimizuJPY 100 / m² · 2 recordsJPY 36.61MLandJPY 9,983JPY 9.983KBuildJPY 33.28MSawaneJPY 61 / m² · 1 recordsJPY 36.61MLandJPY 6,050JPY 6.05KBuildJPY 33.28MShimoyokoyamaJPY 59 / m² · 2 recordsJPY 36.61MLandJPY 5,899JPY 5.899KBuildJPY 33.28MShiroseJPY 21 / m² · 10 recordsJPY 36.6MLandJPY 2,057JPY 2.057KBuildJPY 33.28M

These comparison rows use each neighborhood's published median. The detail page recalculates land value from transactions close to the selected lot size and expands the geographic scope only when needed.