[Assessed 99%] Land in Ageo, Saitama — 20 min from Higashi-Omiya Sta.

Oaza-Haraichi in Ageo spans more than ten road price map sheets. The National Tax Agency's index for Haraichi omits three sheets that do carry road prices for it — following the index alone never reaches the right area. We narrowed the location down from four listed distances to nearby facilities and read the sheets themselves, taking 80,000 yen/sqm.

The listed 113.00 sqm includes a private-road burden of 14.00 sqm. We deducted it and calculated on 99.00 sqm. The 2.00 m by roughly 7 m notch at the bottom left of the plot drawing corresponds closely to that burden. No set-back is noted.

We re-fetched the site photograph at 1600 px wide and enlarged the bottom corners to 700 dpi to examine the frontage. The front is concrete paving with a grated gutter, and the step down to the bare earth of the plot is under 10 cm. The blocks on the right-hand boundary run one or two courses with level ground on both sides, so they are not earth retention.

The land is registered as forest. The plot is cleared, but changing the registered category is required before using it as a building plot. The road in front is also private, and the listing says nothing about rights of passage or excavation. We have passed on a property for this same reason before, so please check if you are considering a purchase.

Reaching 80% would need 64,646 yen/sqm. No local road in the urbanisation promotion area of Oaza-Haraichi is that low: even the bottom of the band at 76,000 yen gives 94.1% and the top at 85,000 yen gives 105.2%, so the choice of road price does not change the conclusion.