![[Assessed 91.7%] Condominium building in Tokorozawa, Saitama — 18 min from Higashi-Tokorozawa Sta.](https://img.rakumachi.jp/c/property/oq2HRS0srlSJcsAD7Y7gCQ__/116925494)
[Assessed 91.7%] Condominium building in Tokorozawa, Saitama — 18 min from Higashi-Tokorozawa Sta.
Property Overview
| Location | Tokorozawa, Saitama |
| Nearest Station | JR Musashino Line Higashi-Tokorozawa Sta. |
| Walk | 18 min walk |
| Assessed Ratio | 91.7%Assessed 91.7% |
| Price | ¥145,000,000 |
| Type | Condominium building |
| Expected Yield | 9.79% |
| Structure | Reinforced concrete (RC) |
| Built | Built Sep 1990 (36 years old) |
| Land Area | 383㎡ |
| Building Area | 850.89㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Rakumachi | ¥145,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥61,280,000 |
| Building assessed value | ¥71,692,009 |
| Total assessed value | ¥132,972,009 |
| Asking price | ¥145,000,000 |
| Assessed ratio | 91.7% |
Calculation basis
- Land = road price ¥160,000/m² × land area 383m²
- Building = replacement cost ¥330,000/m² × floor area 850.89m² × remaining life 11y ÷ statutory life 47y
- Built Sep 1990 (36 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +10.3%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 145,000 | — |
| 2025 | 150,000 | +3.4% |
| 2026 | 160,000 | +6.7% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than reproducing the listing as-is, we traced the same roads across three years of FY road price maps and opened all nine listing photos to check the approach.
What We Could Not Confirm
- The 200% floor area ratio on 383.0 m² allows 766 m², against 850.89 m² of actual floor area. Built in 1990, the building predates the 1997 amendment excluding common corridors and stairs from the floor area calculation, so it may be a legally non-conforming structure exceeding the ratio. If so, a rebuild could not reproduce the current 18 units. The completion certificate and the areas filed with the building permit need to be checked.
- The two exterior photos in the listing appear to show different buildings. Given the scale of 18 units on 383 m², we judged the first to be this property and used it for the thumbnail.
- The listing states neither the frontage nor any private-road burden, so the width and category of the road remain unconfirmed.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
A whole condominium building for sale in Higashi-Tokorozawa 3-chome, Tokorozawa City, Saitama, an 18-minute walk from Higashi-Tokorozawa Station on the JR Musashino Line. Around the station are Yaoko Tokorozawa Matsui and Super Ozam Higashi-Tokorozawa, giving a solid shopping environment. The Musashino Line makes it easy to reach Fuchu-Honmachi and Minami-Urawa. It sits in a Category I Mid/High-Rise Exclusive Residential zone.
Built in September 1990, the building is reinforced concrete and five storeys with 18 units, all 2LDK. The land is 383.00 sqm and the building area 850.89 sqm. It is currently tenanted, with a gross yield of 9.79%. The land is held in freehold and registered as residential land. Each floor has an open corridor, and the ground floor is a piloti-style bicycle and car parking area.
The 2026 inheritance-tax roadside land value is 160,000 yen/sqm, putting the land assessment at roughly 61.28 million yen. The building is calculated at the reinforced concrete replacement unit price of 330,000 yen/sqm over a 47-year statutory useful life; at 35 years old with 12 remaining it comes to roughly 71.69 million yen. The total assessed value is about 132.97 million yen, or 91.7% of the 145 million yen asking price. The roadside value has risen 10.3% in three years from 145,000 yen/sqm in 2024.
The 9.79% gross yield is the highest in this batch. However, against the 766 sqm ceiling implied by 383.00 sqm of land at a 200% floor area ratio, the building area of 850.89 sqm is over. It may be a legally non-conforming existing building on floor area ratio, so we recommend checking the certificate of completion inspection.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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