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[Assessed 137.8%] Detached House an 18-Minute Walk from Minami-Hatogaya Station, Kawaguchi, Saitama
Assessed 137.8%Detached houseKawaguchi, SaitamaMinami-Hatogaya Sta. 18 min walk

[Assessed 137.8%] Detached House an 18-Minute Walk from Minami-Hatogaya Station, Kawaguchi, Saitama

Published: Aug 11, 2026Updated: Sep 18, 2026

Property Overview

LocationKawaguchi, Saitama
Nearest StationSaitama Rapid Railway Minami-Hatogaya Sta.
Walk18 min walk
Assessed Ratio137.8%Assessed 137.8%
Price¥6,450,000
TypeDetached house
Expected Yield8.57%
StructureWooden
BuiltBuilt Dec 1965 (60 years old)
Land Area68.33㎡
Building Area43.53㎡

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¥6,450,000View listing
SUUMO¥6,450,000View listing

Assessed Value Breakdown

Land assessed value¥8,886,150
Building assessed value¥0
Total assessed value¥8,886,150
Asking price¥6,450,000
Assessed ratio137.8%

Calculation basis

  • Land assessed value was entered manually by the operator.
  • Building = replacement cost ¥220,000/m² × floor area 43.53m² × remaining life 0y ÷ statutory life 22y
  • Built Dec 1965 (60 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +6.9%
YearRoad price (JPY/m²)YoY
2024145,000—
2025155,000+6.9%
2026155,000±0.0%

※ 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 fixed the block on the road price map by coordinate calibration and calculated and deducted the Article 42(2) setback ourselves.

Locating the road price

Asahi 6-chome spans five sheets with a wide band, so we matched the coordinates in the listing HTML against official block coordinates (agreeing to about 25 m) and fixed the property at block 7 on the map. Both frontage roads are unpriced 2.0 m lanes, so we took the conservative ¥155,000/m² on the block's northwest side.

View source
Effective land area

Both frontages are 2.0 m Article 42(2) roads, each requiring a 2 m setback from the centreline. Estimating the facade at about 5.5 m from the standard size of the entrance door in the photos, we deducted 1.0 m of setback on two sides — 11.0 m² — from the registered 68.33 m² and valued the land on 57.33 m². Sweeping the frontage from 4.5 to 8.0 m keeps the ratio between 82.8% and 96.9%.

On-site check from photos

We obtained the two site photos at full size and enlarged the ground line. On the northwest the run from road across gutter and kerb to the entrance slab is continuous, the only rise being the 10–15 cm entrance upstand. The southeast side is also roughly level with the road, with no retaining wall, stepped approach or slope.

Listing check

The seller quotes a road price of ¥160,000/m² and a land value of about ¥10.93M; our valuation is about ¥8.89M on the 57.33 m² after the setback deduction — the deduction accounts for the difference.

What We Could Not Confirm

  • The notes state "unregistered building portions exist (location unknown)". With 6DK of rooms against 43.53 m² of registered floor area, an unregistered extension is likely. At 60 years old the building is assessed at zero, so this does not affect the valuation.

※ 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

Belx
15 min walk from the station

A food supermarket about 230m from the property, roughly a 3-minute walk.

Source
Lawson
16 min walk from the station

A convenience store about 300m from the property.

Source
OK Store
12 min walk from the station

A discount supermarket about 650m from the property.

Source

Neighborhood ② Dining Near the Station

Gusto
2 min walk from the station

About 136 m from the centre of the district. A restaurant. Location confirmed on OpenStreetMap.

Source
キッチンオリジン
8 min walk from the station

About 569 m from the centre of the district. A fast-food restaurant. Location confirmed on OpenStreetMap.

Source

About This Property

A detached house an 18-minute walk from Minami-Hatogaya Station on the Saitama Rapid Railway Line, in Asahi 6-chome, Kawaguchi City. Belx is about 230m away, a Lawson about 300m, and a Welcia about 550m, so everyday shopping takes only a few minutes on foot. This is flat urban land on the Arakawa lowland.

The house was built in December 1965: a two-story wooden structure with a 6DK layout and 43.53 sqm of floor area, arranged with two entrances and two staircases so the north and south halves can be used separately. The land is 68.33 sqm (registry) freehold. It is partly vacant, with a projected gross yield of 8.57% (840,000 yen a year).

The inheritance-tax roadside land price is 155,000 yen/sqm. Both fronting roads are 2m-wide Article 42-2 roads requiring setbacks, so deducting 11.0 sqm leaves an effective site of 57.33 sqm and a land assessed value of about 8.89 million yen. The building's assessed value is zero at 60 years old, giving an assessed-value ratio of 90.7% against the 9.8 million yen asking price.

The roadside price rose from 145,000 yen in 2024 and has been flat at 155,000 yen since 2025. Please see the research notes below regarding the setback assumptions and the unregistered portion of the building.

Estimated Financing

Assessed value ¥8,886,150 → estimated loan ¥6,450,000 (100% of the asking price)

※ Actual loan availability, amounts and terms are subject to each bank's screening.

Suggested Lenders

静岡銀行
Regional bankLand-value focusedStrong with detached housesGood with older buildings
本業年収700万円以上が検討対象。 相続税路線価から算出した「土地の積算」が60%以上出ていれば、基本的にフルローンとなる。 修正後バランスシートも重視しており、属性枠だけで終了する訳ではない為、可能な限り「土地」が高積算の物件を買い進めていきたい。
L&Fアセットファイナンス
Non-bank lenderLand-value focusedStrong with detached housesGood with older buildings
土地値が出る築古系が得意。 属性はほぼ問わない。 どんなに担保評価が付いたとしても8割融資が目安。 建物の価値に対してはほぼ担保評価を付けてくれない為、新築や築浅の物件は要注意。 但し、建売の売れ残りや変形地等の場合は、土地が広くて担保評価が伸びたり、賃料が高くて収益還元評価が伸びたりして、思わずハマるケースがある。 また、産休中でも行けた、貴重な存在の金融機関である。
関西みらい銀行
Regional bankAssessed-value focusedStrong with detached houses
土地から新築OK。 築古過ぎず、好立地で積算割合が高く、キャッシュフローが回る物件であれば、検討対象となる。 産休中はNG。 築古過ぎる場合は、信用金庫・信用組合のセゾンファンデックス保証付の不動産担保ローンが適す。

※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.

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