[Assessed 89.1%] Detached house in Tokorozawa, Saitama — 8 min from Sayamagaoka Sta.
Property Overview
| Location | Tokorozawa, Saitama |
| Nearest Station | Seibu Ikebukuro Line Sayamagaoka Sta. |
| Walk | 8 min walk |
| Assessed Ratio | 89.1%Assessed 89.1% |
| Price | ¥6,800,000 |
| Type | Detached house |
| Structure | Wooden |
| Built | Built Jan 1972 (54 years old) |
| Land Area | 56.91㎡ |
| Building Area | 46.74㎡ |
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.
| athome | ¥6,800,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥6,057,500 |
| Building assessed value | ¥0 |
| Total assessed value | ¥6,057,500 |
| Asking price | ¥6,800,000 |
| Assessed ratio | 89.1% |
Calculation basis
- Land assessed value was entered manually by the operator.
- Building = replacement cost ¥220,000/m² × floor area 46.74m² × remaining life 0y ÷ statutory life 22y
- Built Jan 1972 (54 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +4.2%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 120,000 | — |
| 2025 | 125,000 | +4.2% |
| 2026 | 125,000 | ±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
How the private-road burden is treated puts the assessed ratio at either 89.1 or 104.6 percent. We set out why we took the lower figure, along with the other points needing confirmation.
What We Could Not Confirm
- Whether the private-road burden sits inside the plot area or on a separate parcel cannot be determined from the listing. The two readings give 89.1 and 104.6 percent, so this needs confirming with the seller.
- The noted unregistered extension may be connected to the floor area exceeding the statutory cap. Whether the building is non-conforming needs checking.
- Whether the private road in front is a designated road, and whether consent for passage and excavation is in place, are not stated. Both bear on whether rebuilding is permitted.
- The main aspect faces north, and there is no parking.
- At 54 years and 8 months old the building is valued at zero. In substance this is roughly 48 sqm of land at 6.8 million yen.
※ 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
Neighborhood ② Dining Near the Station
About This Property
A pre-owned detached house in Higashi-sayamagaoka 3-chome, Tokorozawa City, Saitama, an 8-minute walk from Sayamagaoka Station on the Seibu Ikebukuro Line. The listing gives 101 metres to Horinouchi Park, 327 metres to a drugstore and 566 metres to a grocery supermarket.
The land measures 56.91 sqm and the building 46.74 sqm — two-storey wooden construction, 5K, built in January 1972. Tenure is freehold and the land is registered as residential; zoning is Category 1 Low-Rise Exclusive Residential with a 50 percent building coverage ratio and an 80 percent floor area ratio. The frontage is 4.0 metres onto a private road to the north. The house is vacant with immediate handover.
The 56.91 sqm comes with an 845/8416 share of an 84.16 sqm private road, equivalent to about 8.45 sqm. We deducted that and assessed the remaining 48.46 sqm. Applying the fiscal 2026 inheritance-tax road price of 125,000 yen per sqm gives a land value of 6.06 million yen. At 54 years and 8 months old the wooden building is valued at zero. Against the 6.8 million yen asking price the assessed ratio is 89.1 percent.
The listing notes an unregistered extension. The 50 percent coverage and 80 percent floor area ratios cap the floor area at about 45.5 sqm, yet the registered building area is 46.74 sqm — above that cap. The research section below sets out what we were able to verify.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.