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[Assessed 93.3%] Detached house in Kawagoe, Saitama — 20 min from Kawagoe Sta.
Assessed 93.3%Detached houseKawagoe, SaitamaKawagoe Sta. 20 min walk

[Assessed 93.3%] Detached house in Kawagoe, Saitama — 20 min from Kawagoe Sta.

Published: Aug 29, 2026Updated: Aug 30, 2026

Property Overview

LocationKawagoe, Saitama
Nearest StationJR Kawagoe Line Kawagoe Sta.
Walk20 min walk
Assessed Ratio93.3%Assessed 93.3%
Price¥9,980,000
TypeDetached house
StructureHeavy steel frame
BuiltBuilt Mar 1989 (37 years old)
Land Area71.59㎡
Building Area124.61㎡

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.

Rakumachi¥9,980,000View listing

Assessed Value Breakdown

Land assessed value¥9,306,700
Building assessed value¥0
Total assessed value¥9,306,700
Asking price¥9,980,000
Assessed ratio93.3%

Calculation basis

  • Land = road price ¥130,000/m² × land area 71.59m²
  • Building = replacement cost ¥300,000/m² × floor area 124.61m² × remaining life 0y ÷ statutory life 34y
  • Built Mar 1989 (37 years old)

Official Road Price Trend (last 3 years)

Cumulative change 2024 → 2026: +8.3%
YearRoad price (JPY/m²)YoY
2024120,000—
2025125,000+4.2%
2026130,000+4.0%

※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.

How We Checked This Property

Rather than reprinting the listing, we identified the block by overlaying the 2026 roadside land value map (sheet 26115) on aerial imagery, and checked the levels around the site — and what adjoins it — using listing photographs that happened to capture the exterior and measured elevation data.

Locating the road price

Kishi-cho 2-chome spans five roadside-value map sheets. We matched the temple symbol and annotation on the map against the shape of the graveyard and temple buildings on aerial imagery, identifying the block by shape rather than by name. We took 130,000 yen, the value on the district road bounding that block to the south; the wider arterial to the east is a step higher at 135,000 yen, so we stayed on the conservative side. Even the lower band of 125,000 yen would give 89.7 percent.

View source
Listing check

The western boundary of the site adjoins the graveyard of Chodenji directly. The listing makes no mention of this; we confirmed it from the grid of headstones visible on aerial imagery and the matching position of the temple symbol on the roadside value map. The block wall about 1.2 metres high at the end of the passage beside the house is the boundary wall to that graveyard, not a soil-retaining structure.

On-site check from photos

None of the 20 photographs is categorised as exterior or road frontage, but one filed as the entrance was in fact taken outdoors and shows the front of the house, the approach, the gate and the eastern boundary, so we opened it at high resolution. The approach is flat tiling with no step, and the concrete paving continues level beyond the gate. The 5-metre-mesh elevation data shows only a 0.7-metre difference across the surrounding 30 metres.

Building valuation assumptions

The listing gives the structure only as three-storey steel frame, without saying whether it is heavy or light gauge. Either way — 34 years for heavy steel or 22 for light — a 37-year-old building has no residual value, so the building is carried at zero. The land alone accounts for 93.3 percent of the price.

What We Could Not Confirm

  • The western boundary adjoins a temple graveyard directly. Since the listing does not mention it, we suggest checking on site how it reads and what effect it might have on demand when selling or letting.
  • There is not one photograph of the whole exterior or of the road in front, so whether the house shares a wall with a neighbour could not be judged. With a three-storey building on a narrow 71.59 sq m plot, this warrants checking on site.
  • The listing has no field for the direction or width of the road in front, only "none" against private-road burden. The width of the road is unknown.
  • A narrow passage between the side of the house and the neighbouring fence appears in the garden photograph, so we cannot entirely rule out a flagpole plot. No area is given for a strip so we deducted nothing, but deducting 30 sq m would bring the ratio to 54.2 percent. That said, the building footprint of about 41.5 sq m per floor is close to the 42.95 sq m allowed by the 60 percent coverage ratio, which sits awkwardly with a large strip.
  • There is no parking. The steel-frame building is 37 years old and carried at zero, so refurbishment costs are not reflected in the price.

※ 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

7-Eleven
12 min walk from the station

A convenience store about 580 metres from the property, roughly 960 metres from the station in a straight line.

Source
Belc
11 min walk from the station

A supermarket about 990 metres from the property, roughly 830 metres from the station in a straight line.

Source
Yaoko Kawagoe West Exit
5 min walk from the station

A supermarket by the west exit of Kawagoe Station, about 320 metres away in a straight line.

Source

Neighborhood ② Dining Near the Station

Marugen Ramen Kawagoe Kishicho
14 min walk from the station

A ramen shop about 170 metres from the property, roughly 1,110 metres from the station in a straight line.

Source
Tonden
9 min walk from the station

A Japanese restaurant about 570 metres from the property, roughly 710 metres from the station in a straight line.

Source
Shichirinbo
7 min walk from the station

A yakiniku restaurant toward Kawagoe Station, about 550 metres away in a straight line.

Source

About This Property

A second-hand detached house in Kishi-cho 2-chome, Kawagoe, a 20-minute walk from Kawagoe Station on the JR Kawagoe Line, with Shingashi Station on the Tobu Tojo Line also 18 minutes on foot. The address is published down to the lot number. A ramen shop sits about 170 metres away and a convenience store about 580 metres. Ikebukuro is about 30 minutes by express on the Tojo Line.

A three-storey steel-frame 5LDK plus storeroom on 71.59 sq m of land with 124.61 sq m of floor area, built in March 1989. Zoning is Category 1 residential with a 60 percent building coverage ratio and a 200 percent floor area ratio; the title is freehold and there is no private-road burden. The seller is the principal, so no agency commission applies. At 37 years old it is past both the 34-year life for heavy steel and the 22-year life for light steel, so we carry the building at zero.

The 2026 inheritance-tax roadside land value is 130,000 yen per sq m, giving a land assessment of 9.3 million yen, or 93.3 percent of the 9.98 million yen asking price. The roadside value has risen 8.3 percent over three years from 120,000 yen in 2024.

Note that the western boundary adjoins a temple graveyard directly. The listing says nothing about it; we established it from aerial imagery and the roadside value map. There is also not one photograph of the exterior or the road in front, and the listing has no field for the direction or width of the road.

Estimated Financing

Assessed value ¥9,306,700 → estimated loan ¥9,300,000 (93% of the asking price)

※ Actual loan availability, amounts and terms are subject to each bank's screening.

Suggested Lenders

静岡銀行
Regional bankLand-value focusedStrong with detached housesGood with older buildings
本業年収700万円以上が検討対象。 相続税路線価から算出した「土地の積算」が60%以上出ていれば、基本的にフルローンとなる。 修正後バランスシートも重視しており、属性枠だけで終了する訳ではない為、可能な限り「土地」が高積算の物件を買い進めていきたい。
L&Fアセットファイナンス
Non-bank lenderLand-value focusedStrong with detached housesGood with older buildings
土地値が出る築古系が得意。 属性はほぼ問わない。 どんなに担保評価が付いたとしても8割融資が目安。 建物の価値に対してはほぼ担保評価を付けてくれない為、新築や築浅の物件は要注意。 但し、建売の売れ残りや変形地等の場合は、土地が広くて担保評価が伸びたり、賃料が高くて収益還元評価が伸びたりして、思わずハマるケースがある。 また、産休中でも行けた、貴重な存在の金融機関である。
関西みらい銀行
Regional bankAssessed-value focusedStrong with detached houses
土地から新築OK。 築古過ぎず、好立地で積算割合が高く、キャッシュフローが回る物件であれば、検討対象となる。 産休中はNG。 築古過ぎる場合は、信用金庫・信用組合のセゾンファンデックス保証付の不動産担保ローンが適す。

※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.

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