[Assessed 84%] Apartment building in Omiya Ward, Saitama City, Saitama — 19 min from Saitama-Shintoshin Sta.

We geocoded "Amanuma-cho 2-233, Omiya Ward, Saitama" using the Geospatial Information Authority address API, then rendered and scanned all six roadside value map sheets, finding the lot annotation "233-10" at the western edge of sheet 31176. Annotations for 225, 226, 228-2, 230, 234-2 and 236-1 sit in the same block, and since the address API returns the same block reference point for all of them as for 233, the block matches the property's location. The value taken is the 250D (250,000 yen/sqm) on the north-south road bordering lot 233-10 to the west. The listed "direct frontage onto a 4.00 m designated-position road to the west" and the westerly main aspect noted elsewhere are both consistent with the positions on the map. The map scale was derived independently from two blocks on the same sheet 31176 (the 225-236 block and the 865/863 block), giving 1.054 m per point east-west and 1.079 m per point north-south, in agreement; verification against a third block (727) came out with an error of 15 to 17 m. No extrapolation across sheet boundaries was used. The block is bounded by 250D to the west and north and 230D to the east (a diagonal road) and south. On sensitivity: the 230D on the east and south still gives 80.86%, and the 245D one street north gives 83.19%. The only way below 80% is the 220D one or two blocks away (79.30%), and no road bordering this block is 220D or lower.

The three-year series follows the same road on the same sheet 31176: 235,000 yen in fiscal 2024, 240,000 in 2025 and 250,000 in 2026, rising each year (the map layout is identical across all three years, so the correspondence is unambiguous). The leasehold ratio symbol is D (60%) throughout the surrounding area.

We treated the full 400.42 sqm as the effective residential land area. The listing carries no private road burden field, and we judged the 4.00 m designated-position road to the west to be a separate parcel. Supporting this, 528.86 sqm of floor area over 400.42 sqm gives a floor area ratio of 132% (against 200% permitted), and a building footprint of about 176 sqm over 400.42 sqm gives building coverage of about 44% (against 60% permitted) — figures that are consistent with 400.42 sqm being the site area under the Building Standards Act. Since a designated-position road cannot count towards site area, the actual plot would be smaller still if a road share were included in the 400.42 sqm. On a notional 30 sqm share, the effective land area would be 370.42 sqm and the land assessment 92.60 million yen, giving 81.05% — above 80% either way.

Wooden three-storey construction, 528.86 sqm of floor area, 12 units, newly completed in 2026. Sources differ on the completion month (June versus May 2026), so we took the earlier, more conservative May 2026. Either way the building is zero years old with 22 of 22 years of useful life remaining, so the assessed building value carries the full replacement cost of 220,000 yen/sqm times 528.86 sqm, or 116.34 million yen. The building accounts for about 54% of the 216.45 million yen total assessment.

The source listing had reached its access limit for the day, so rather than open it we took six exterior and street-frontage photos from the same property listed elsewhere (address, building name, new construction, three storeys, 1LDK at 36.45 sqm and a 19-minute walk from Saitama-Shintoshin Station all matched). The frontage road to the west is asphalt with a concrete gutter, and the concrete apron on the site sits almost flush with the gutter top. The height difference between road and site is the kerb alone, about 0.05 to 0.10 m (cross-checked against a manhole cover of about 0.6 m diameter and interlocking pavers of about 0.3 m in the same frame), with no step and no stepped access. We checked the boundaries. The eastern side is a three- to four-course concrete block wall with a fence above; counting the horizontal joints puts the total wall height at about 0.6 to 0.8 m. However, the ground is at much the same level on both sides, with a visible difference of only 0.2 to 0.3 m, so it does not function as a retaining wall. To the north and south, timber fencing and a carport rise directly from ground level with no height difference, and there are no slope faces, protective sheeting or cut faces. There is a three-step rise (about 0.45 m) in front of the shared entrance, but that is the step up to the building's ground floor level, not a road-to-site difference. The building runs along the 4 m road and there is no flagpole access strip, so this is not a flagpole plot. National elevation data across 14 points on the site, the frontage road and the neighbouring plots to the east and west reads 12.9 to 13.3 m — flat ground with a maximum range of 0.4 m across roughly 90 sqm, which supports the absence of any metre-scale retaining wall or step.

The land is held in freehold, zoned Category II Mid/High-Rise Exclusive Residential with 60% building coverage and 200% floor area ratio (actual figures about 44% and 132%). Frontage is direct onto a 4.00 m designated-position road to the west. There is no mention of cliff ordinances, non-rebuildable status, proviso roads or setbacks, and it is not sold subject to building conditions. Projected annual income at full occupancy is 15.98 million yen for a gross yield of 6.20%. However, the current status reads "tenanted" rather than "fully occupied", and several units were in fact advertised for rent elsewhere (a ground-floor 1LDK of 36.45 sqm at 105,000 yen a month). On conditions, a management company is specified and internet costs are borne by the purchaser. Besides the 19-minute walk to Saitama-Shintoshin Station, Omiya Station on the JR Takasaki Line is a 21-minute walk and the Koshinmae bus stop is 2 minutes away. The listing was updated on 29 August 2026, with the next update due 29 November 2026.