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[Assessed 82%] Apartment building in Tokorozawa, Saitama — 18 min from Kotesashi Sta.
Listing endedAssessed 82%Apartment buildingTokorozawa, SaitamaKotesashi Sta. 18 min walk

[Assessed 82%] Apartment building in Tokorozawa, Saitama — 18 min from Kotesashi Sta.

Published: Updated:

Property Overview

LocationTokorozawa, Saitama
Nearest StationSeibu Ikebukuro Line Kotesashi Sta.
Walk18 min walk
Assessed Ratio82%Assessed 82%
Price¥99,800,000
TypeApartment building
Expected Yield6.03%
StructureWooden
BuiltBuilt Jan 2026 (0 years old)
Land Area252.91㎡
Building Area257.12㎡

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¥99,800,000View listing

Assessed Value Breakdown

Land assessed value¥25,291,000
Building assessed value¥56,566,400
Total assessed value¥81,857,400
Asking price¥99,800,000
Assessed ratio82%

Calculation basis

  • Land = road price ¥100,000/m² × land area 252.91m²
  • Building = replacement cost ¥220,000/m² × floor area 257.12m² × remaining life 22y ÷ statutory life 22y
  • Built Jan 2026 (0 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +4.2%
YearRoad price (JPY/m²)YoY
202496,000—
2025100,000+4.2%
2026100,000±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 disclose — measurement uncertainty included — that the boundary retainer sits close to the 1 m threshold, and fixed the road price by exhaustively matching blocks.

On-site check from photos

We reviewed all nine photos at high resolution. The frontage side is clear: the car park sits nearly flush with the road. The retainer along the side boundary measures in the 0.6–0.8 m range by two methods — block courses and pixel ratio against the fence. But the perspective is steep, and depending on the fence's standard height it could be about 1.0 m, touching the threshold. Elevation data shows at most 0.7 m of difference within 20 m, consistent with the photo estimate.

Locating the road price

We geocoded blocks 1–40 of Kotesashi-Minami 2-chome exhaustively to find the property's block, converted to map position via four parcel annotations, and fixed the fronting route at ¥100,000/m². Even the district's lowest ¥94,000/m² gives 80.5%.

View source
Building valuation assumptions

A new apartment building completed January 2026 with 22 years remaining; the ¥56.57M building carries 69% of the assessed value.

Listing check

The same property appears in another listing with a different yield figure (6.03% vs 6.27%); we use the 6.03% from the listing we sourced.

What We Could Not Confirm

  • We recommend confirming the boundary retainer's exact height on site — as noted, the measurement sits near the 1 m threshold.
  • The frontage field is blank. The photos suggest full-width frontage on a centre-lined public road of roughly 6–7 m, but the width should be confirmed.

※ 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

Yaoko Tokorozawa Tsubakimine
21 min walk from the station

About 593 m from the property. A supermarket. Location confirmed on OpenStreetMap; distance measured straight-line from the coordinates in the listing.

Source
Muraishi
10 min walk from the station

About 490 m from the property. A local shop. Location confirmed on OpenStreetMap; distance measured straight-line from the coordinates in the listing.

Source

Neighborhood ② Dining Near the Station

Kamehachizushi
16 min walk from the station

About 86 m from the property. A sushi restaurant. Location confirmed on OpenStreetMap; distance measured straight-line from the coordinates in the listing.

Source
Karayama Tokorozawa Kitano
20 min walk from the station

About 746 m from the property. A fried-chicken restaurant. Location confirmed on OpenStreetMap; distance measured straight-line from the coordinates in the listing.

Source
Kiyaritei
7 min walk from the station

About 709 m from the property. A restaurant. Location confirmed on OpenStreetMap; distance measured straight-line from the coordinates in the listing.

Source

About This Property

A newly built whole-building apartment in Kotesashiminami 2-chome, Tokorozawa, Saitama, an 18-minute walk from Kotesashi Station on the Seibu Ikebukuro Line. Completed in January 2026. A sushi restaurant is 86 m from the property and a Yaoko supermarket 593 m.

The wood-frame two-storey building has four units, all 2LDK. The land is 252.91 sqm and the building 257.12 sqm. The land is freehold with a residential land category. Zoning is Category 1 residential with a 60% building coverage ratio and 200% floor area ratio. It has video intercoms, shared delivery lockers and open parking on site, in an exterior-corridor layout. It is newly built and unoccupied, with a negotiable handover date. The gross yield is 6.03% on 6,018,000 yen of assumed annual income (501,500 yen a month).

Against the 99,800,000 yen asking price, the land assessed value at the inheritance-tax road price of 100,000 yen/sqm comes to 25.29 million yen, and the newly built structure to 56.56 million yen — 81.85 million yen in total, an assessed ratio of 82.0%. With the full 22 years remaining of the statutory life for wood construction, the building carries its assessed value in full. The road price has risen 4.2% over three years from 96,000 yen in 2024.

Photographs show the frontage road and the parking area meeting with no step. Please see the research notes regarding the retaining wall at the neighbouring boundary.

Estimated Financing

Assessed value ¥81,857,400 → estimated loan ¥81,850,000 (82% of the asking price)

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

Suggested Lenders

関西みらい銀行
Regional bankAssessed-value focusedStrong with apartment buildings
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。
滋賀銀行
Regional bankAssessed-value focusedStrong with apartment buildings
土地から新築OK。 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。 但し、産休中はNG。
スルガ銀行
Regional bankBorrower-profile focusedStrong with apartment buildings
富豪向け。 金融資産3000万円以上が検討対象。 行けるなら8割融資や9割融資が狙える。 金利は2%台、融資期間は35年。

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

Listing endedThe listing for this property has ended. The information reflects the time of listing and the property is no longer available.

Learn About Assessed Value and Financing

Our blog explains the basics you need to read the numbers on this page.

不動産担保ローンとは？手持ちの不動産で次の物件を買う方法
不動産担保ローン

不動産担保ローンとは？手持ちの不動産で次の物件を買う方法

不動産担保ローンは、持っている不動産を担保にお金を借りるローンです。仕組みや借りられる金額の目安、次の物件購入に使う方法、メリット・デメリットを解説します。

積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説
不動産担保ローン

積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説

積算評価（担保評価）とは、銀行が物件の担保価値を土地と建物から計算する方法です。計算式・再調達価格・法定耐用年数の目安、路線価を使った調べ方、融資が付きやすい物件の特徴を計算例つきで解説します。

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