[Assessed 99.4%] Land in Sakado, Saitama — 7 min from Sakado Sta.

A plot of land for sale in Nakatomi-cho, Sakado City, Saitama, a 7-minute walk from Sakado Station on the Tobu Tojo Line. A supermarket sits about 173 metres from the property, a convenience store about 250 metres, and a gyoza restaurant about 119 metres. Sakado to Ikebukuro takes about 50 minutes by express.

The 216.92 sqm plot (registered, about 65 tsubo) is zoned residential and level. Freehold, with no building conditions. It fronts a 3.2-metre public road to the west, so a setback is required. Zoning is Category 1 residential (60 percent coverage, 200 percent floor-area ratio). A single-storey house stands on the plot and is to be cleared before handover. The south side adjoins the Tobu Tojo Line, which the listing frames as good sunlight; noise and vibration warrant individual checking.

Applying the fiscal 2026 inheritance-tax road price of 76,000 yen per sqm to the 214.52 sqm that remains after the setback gives an assessed value of 16.30 million yen. Against the 16.4 million yen asking price the assessed ratio is 99.4 percent — 100.5 percent if no setback is assumed. The road price has risen 2.7 percent over three years, from 74,000 to 76,000 yen.

For a 65-tsubo plot seven minutes from the station, the price sits at roughly the land value alone. We checked all four sides across seven photographs and the site plan, and found no retaining walls and no level changes. What we could confirm is set out in the research section below.