[Assessed 113.0%] Detached House a 13-Minute Walk from Kawagoe Station, Kawagoe, Saitama

A detached house a 13-minute walk from Kawagoe Station, served by both the Tobu Tojo Line and the JR Kawagoe Line, in Kishicho 2-chome, Kawagoe City. Ikebukuro is about 30 minutes away by Tojo Line express, and central Tokyo just under an hour with a transfer. The listing places a FamilyMart a 3-minute walk away, a Welcia a 5-minute walk, and Johnan Junior High School a 7-minute walk, with the Unicus Kawagoe mall and a Yaoko supermarket both 13 minutes on foot.

The house was built in July 1975: a two-story wooden structure with a 3DK layout and 58.98 sqm of floor area (registry). It faces south with a south-side balcony and a window in the bathroom, and the kitchen and bath fittings were replaced in August 2015. The land is 59.1 sqm freehold with no private-road burden, and handover is immediate.

The inheritance-tax roadside land price is 130,000 yen/sqm, putting the land's assessed value at about 7.68 million yen; the building's assessed value is zero as a 51-year-old wooden structure. Against the asking price of 6.8 million yen, the assessed-value ratio is 113.0% — the land alone is appraised above the asking price. The roadside price has risen for three consecutive years from 120,000 yen in 2024 (+8.3% cumulative).

Note that the listing gives no width or direction for the fronting road, and photographs show an unpaved lane. Comparable properties have repeatedly been passed over, so please review the research notes below.