[Assessed 102.9%] Rental House in Kawagoe, Saitama — 14 min from Matoba Sta.

The building is timber, built in November 2023, two years old. Under our standard (replacement cost JPY 220,000 per sqm, 22-year life) twenty of the twenty-two years remain, so the building's assessed value is JPY 220,000 x 99.36 sqm x 20/22 = JPY 19.87 million. With the land at JPY 9.77 million the total is JPY 29.64 million. Since 67% of the assessed value sits in the building, expect the figure to decline with age.

The address is published only to the chome, so we used the most common street value within Matoba 1-chome as the representative. The chome spans two road price map sheets; its streets run from 76D to 82D, with only the arterial Kawagoe-Hidaka road at 100D. We took JPY 81,000 per sqm and traced the same street across three years (79D, 81D, 81D).

We confirmed that the positional uncertainty does not change the conclusion: even the lowest value in the band, 76D, gives 100.8%, still above 100%.

We examined all ten images (one exterior, one floor plan, eight interiors). In the exterior the paved area by the gate, the approach and the frontage sit at one level, with no retaining wall, step at the frontage or stepped access. The wooden fence on the left is a screen with the same ground level on both sides. The road itself barely appears in the photographs, however, so its width could not be confirmed visually either.

The frontage field says only "one side", with the width and the public/private status undisclosed — if it is under 4 m a setback will apply. The land category is given as "other (see remarks)", so whether it is registered as residential land cannot be settled from the listing. The expected rent and yield are undisclosed too, so both the income side and the rebuilding conditions need enquiries.