[Assessed 88.9%] Land in Kawagoe, Saitama — 13 min from Minami-otsuka Sta.

The SUUMO listing has no photographs of the site — only a plot plan and pictures of nearby facilities. The same property appears on Athome under two other agencies, matching on all seven of address, price, area, tenure, coverage ratios, walking time and private-road burden, so we used the seven photographs there.

The 151.18 sqm plot is a flagpole lot. The plot plan is not drawn to scale, so we solved for the access strip by holding the drawing's proportions and forcing the total to 151.18 sqm. That gives a strip 10.7 metres long which, at the 3.1 metre frontage, comes to about 33 sqm — the figure we deducted.

We used the fiscal 2026 road price map (sheet 26131). Using four nearby facilities from the listing and the stated 180 metres to National Route 16, we placed the plot among the blocks north of that road. All three streets enclosing that group are priced at 94,000 yen. Even at the town's lowest band of 91,000 yen the ratio is 86.0 percent.

The access strip is gravel and level with the road, with no step and no stairs. The neighbouring block walls flanking the strip sit on ground level with it, and the gardens behind them are at the same height, so they are not retaining anything. There is no retaining wall and no embankment.

The listing notes that the plot lies outside both the residential guidance zone and the urban-function guidance zone under the Urban Renaissance Special Measures Act. That places it outside the areas the city is concentrating housing and services into, which is worth weighing when thinking about future municipal provision.