[Assessed 100%] Detached house in Koshigaya, Saitama — 15 min from Kita-Koshigaya Sta.

The property summary says nothing about an access strip, but the site plan attached to the floor plan shows one. We estimated its area twice by different methods: 45 sqm the first time, and 36.7 sqm by pixel measurement of the drawing the second. We take the smaller area, so we deducted 45 sqm and calculated on 107.24 sqm. Without any deduction the ratio would be 113.3%; with the 36.7 sqm figure, 99.1%.

We measured the road price twice, independently. The first reading was 96,000 yen/sqm; the second, taken from the block coordinates for the lot number and confirmed across map sheets 39037 and the adjoining 39042, was 97,000 yen/sqm. Where figures disagree we take the worse one, so our calculation uses the lower 96,000 yen.

Built in May 2018, the house is 8 years old and has 14 of the 22 statutory years for wood-frame construction remaining, so the building is assessed at 13.49 million yen. That is 57% of the 23.78 million yen total — an unusual split among the properties on this site. The land alone would come to only 41.5%; the remaining building life is doing the work.

We opened the exterior and entrance photographs to check for steps. Gravel runs level from the access strip through to the front garden, with no step down from the road. We measured the entrance riser at 0.35 to 0.65 m using two references — the door height and the height of the full-height window — and the fence footing at the boundary at 0.1 to 0.2 m. Neither functions as earth retention.

The listing text states that there are matters requiring disclosure. The nature of those matters is not given in the listing, so we have not been able to confirm it. Given that the price is restrained for an 8-year-old house with a refurbished interior, please ask the agency what is being disclosed if you are considering a purchase.

The property appears on SUUMO through five agencies, and this page lists the two that differ on price: four at 24.8 million yen and one at 25.8 million yen. Where prices disagree we take the lowest, so our calculation uses 24.8 million yen.