[Assessed 90.4%] Detached house in Niiza, Saitama — 20 min from Shiki Sta.

Niiza 1-chome spans two roadside-value map sheets. Since every facility in the listing sits toward Shiki's Saiwaicho and Niiza's Kitano, we placed the property in the eastern half of the district; that Shiki and Yanasegawa stations are both 20 minutes away fits the same reading. District roads there run at a uniform 170,000 yen, and we avoided the 190,000s of the arterials. Even the district's lowest at 160,000 yen gives 88.5 percent.

There is a private-road burden of 4.05 sq m, but neither at-home nor SUUMO carries a site plan or cadastral map, so we could not establish whether it sits inside the registered 67.73 sq m or on a separate lot. We took the conservative reading and deducted it, leaving 63.68 sq m. Without the deduction the ratio would be 92.5 percent — either way above 80 percent.

The first image on at-home is filed as a floor plan but is in fact an exterior shot, and it matches the exterior photograph of the same property on SUUMO. Having matched the two, we measured against the 200-centimetre front door. The built-in garage slab runs from the road into the garage as a single pour with only an expansion joint, so there is no step. The ground is level on both sides of the boundaries left and right, with no soil-retaining walls.

The listing contradicts itself in four places: gas is mains in one field and propane in another; parking is two or more in one field while the floor plan shows a single built-in garage; the aspect is south in one field and south-east in another; and a corner-plot tag appears although the frontage is on the north-west side only. A propane cylinder is visible in the exterior photograph, so we read the gas as propane.