[Assessed 82.4%] Detached house in Kawaguchi, Saitama — 19 min from Totsuka-Angyo Sta.

The property lies inside a land readjustment project area and the value map carries no prices at all for it. We read eight lot-number annotations on the map itself to fix the position, then estimated from the surrounding bands where prices are published. Those run to the 100,000s on the west, the 200,000s on the north and the 230,000s by the station to the east. Applying a completed estate's figure to a district still being developed sits at odds with the reality, so we took the conservative 100,000 yen. Even the lowest nearby figure of 95,000 yen gives 81.0 percent.

The listing itself carries no site photographs. SUUMO's feed has photographs of the same development, and its overall site plan matched the listing's down to the arrangement of the eight plots, the area of the refuse point and the blanking-out of the sold units, so we judged from those. The rise from the public road to the site is 0.1 to 0.25 metres, checked against a utility pole base and a traffic cone. The block walls between plots also sit at the same ground level on both sides and retain no soil. The 5-metre-mesh elevation data reads 14.6 to 15.9 metres across the surrounding 100 metres.

Being new, the full 22-year statutory service life for timber remains. Of the 105.37 sq m of floor area, 6.41 sq m is the garage, and we include that area in the replacement cost. The building accounts for 67 percent of the assessment. Solar panels and all-electric fittings come as standard, with long-term quality housing certification and an energy performance label.

There is no private-road burden and the site plan shows no flagpole strip. The refuse point of 4.54 sq m is held in one-tenth shares on a separate lot and is not deducted. The registered land category is farmland, but the plot is handed over as residential land with a completed house after conversion, so we assess it at the roadside value for residential land.