[Assessed 88.5%] Land in Kawaguchi, Saitama — 7 min from Araijuku Sta.

A plot of land in Oaza-Akayama, Kawaguchi City, a 7-minute walk from Araijuku Station on the Saitama Rapid Railway. Seiyu Kawaguchi Akayama is 440 m away, a 7-Eleven and a Matsumoto Kiyoshi are 480 m, and Genchoji Park is 250 m. The Saitama Rapid Railway runs through to the Tokyo Metro Namboku Line, reaching central Tokyo without a change.

The land is 56.54 sqm (17.10 tsubo, registry) on a corner, held in freehold, with a residential land category and no building conditions. It fronts two roads — 4 m to the north and 2 m to the west — and the 2 m western road means a setback applies. Zoning is Category I and II Residential (60% building coverage, 200% floor area ratio). Photographs show the retaining edge along the road at five blocks, about 1.0 m, and four steps to the entrance, so neither a retaining wall nor stepped access applies.

The inheritance-tax roadside land value is 125,000 yen/sqm. Calculated on the effective site of 49.58 sqm after deducting 6.96 sqm for the setback, the land assesses at about 6.20 million yen, or 88.5% of the 7 million yen asking price. The roadside value has held flat at 125,000 yen for three years.

At 17 tsubo the buildable scale is limited, and demolishing the existing old house is an extra cost.