[Assessed 119%] Land in Kawagoe, Saitama — 12 min from Kasumigaseki Sta.

Oaza-Matoba spans eight road price map sheets, so we compared the two that fall within the 12-minute walk of Kasumigaseki Station. Sheet 26042 to the west has a modal residential road value of 105,000 yen/sqm while sheet 26043 to the east runs 120,000–125,000, so we took the more conservative 105,000. At 120,000 the ratio would be 136.0%, and even at 90,000 — the lowest anywhere in Matoba — it would be 102.0%.

We opened three site photos and the plot drawing to walk the perimeter. The 4 m city road on the east side is level with the plot, with the cleared ground meeting the asphalt directly. Block walls on the north and west boundaries have the neighbouring ground higher, and using three references — the block joints, a neighbour’s window height and an apartment floor height — we put the retained height at 0.65 to 0.95 m. Laser survey data also showed only 0.6 m of variation across 40 m.

There is no private-road burden, and the plot drawing shows the full 7.67 m frontage meeting the road with no access strip, so nothing has been deducted. The listing gives 68 sqm, the register 68.55 and the survey 68.64, so we calculated on the smallest of the three.

The land is still registered as forest. The site has been cleared and levelled, but the procedure to change the registered category to residential, and whether ground works are needed, remain to be confirmed.