[Assessed 87.2%] Detached house, 19 min from Kasumigaseki Station, Kawagoe City, Saitama

Oaza Odutsumi spans six roadside value map sheets (26012, 26016, 26017, 26018, 26023 and 26024), and most of its area is marked as a multiplier area — that is, an urbanisation control area. Multiplier areas carry no roadside land value, so no assessment can be calculated there. However, the listing states the city planning field as "urbanisation promotion area" and the zoning as Category II Low-rise Exclusive Residential (50% building coverage, 100% floor area ratio). Multiplier areas carry no zoning designation, so the moment those two fields coexist a multiplier area is ruled out. We confirmed the site lies in a pocket of urbanisation promotion area with roadside values assigned.

Odutsumi has only two pockets of urbanisation promotion area. One is a subdivision called Family Town Kasuga (lots in the 38s and 62s, lower right of sheet 26017, right of 26023, upper left of 26024), at 89D to 90D. The other is a north-western pocket nearer Tsurugashima Station (lots 899, 900 and the 240 to 245 range, sheet 26016), at 93D to 98D with 100D around it. We placed the site in the former from the listed walking times (19 minutes to Kasumigaseki, 27 to Tsurugashima). The latter includes a point 198 m in a straight line from Tsurugashima Station, equivalent to a three-minute walk, which contradicts the listing. Within the pocket 89D and 90D are split roughly evenly, so we erred to the conservative side and took the lower end of the modal band, 89,000 yen/sqm, as the representative value.

We checked the sensitivity. At 89,000 yen/sqm the ratio is 87.2%; the neighbouring 90D gives 88.1%; the north-western pocket's 93D would give 91.1% and 100D would give 97.9%. The cheapest roadside value assigned anywhere in Odutsumi's urbanisation promotion area is 89,000 yen/sqm, and every band exceeds the 81,696 yen/sqm needed to reach 80%. Last year's 88,000 yen gives 86.2% and the year before's 86,000 yen gives 84.2%, so neither a misread band nor a different year changes the conclusion. To fix the location, the listing HTML carried no property coordinates — the two it did contain were both stations (Tsurugashima and Kasumigaseki), so we did not use them. Instead we geocoded the lot-number annotations on the roadside value map through the Geospatial Information Authority's address API to calibrate, and established that the subdivision corresponds to lot 62 of Odutsumi. For the three-year series we followed the same roads by the same lot annotations (62-199, 62-222, 62-267) on the same sheet by eye. The leasehold ratio symbol is D on every road (the 83E to 91E common on the adjacent sheet 26012 are Kamihiroya and Gomigaya in Tsurugashima City, not Odutsumi).

We obtained and inspected all eight exterior photographs and both parking photographs (the usual extraction picked up only three, so we downloaded every file manually from the image list in the HTML). Having checked the entire perimeter of the site, we found no retaining wall with a retaining height of 1 m or more, no step and no stepped access. On the southern entrance side the boundary is a brick-look decorative kerb and planting strip, with a difference of about 0.15 to 0.3 m from the road apron. Three steps lead to the entrance, a total rise of 0.4 to 0.5 m. We cross-checked the measurement two ways — counting the horizontal joints of the brick wall beside the gate post (9 to 10 courses x about 6.7 cm = about 0.6 to 0.7 m) and against a 200 cm door height with about 15 cm risers — and even at the upper bound the retaining height at the boundary stops at about 0.3 m. The brick wall beside the gate post (0.6 to 0.85 m) is a decorative screen wall; the ground is level on both sides, so it does not function as a retaining wall. On the western road a telescopic gate and fence sit on a low concrete kerb with the site close to level (0.2 to 0.3 m); the eastern neighbour has only a low footing under a white mesh fence; and the northern parking area is asphalt, level with the adjoining land.

One point is easy to misread, so we record it. A concrete retaining wall with a guardrail appears to the right of the photographs, but it belongs to a separate site on the slope across the road surface and is not this property's boundary. We confirmed this by enlarging the image. For terrain we sampled seven points across the subdivision using national elevation data and confirmed a gentle plateau of 19.1 to 22.7 m with a 0.9% gradient over about 400 m. There is no metre-scale step, which is consistent with the reading from the photographs. There is no slope face, no protective sheeting and no flagpole shape.

The land is held in freehold, in an urbanisation promotion area zoned Category II Low-rise Exclusive Residential with 50% building coverage and 100% floor area ratio, and the land category is residential. The site is a north-west corner plot fronting two public roads, 9.0 m to the west and 9.0 m to the north. Both are 9 m class, the type that attracts a corner-plot adjustment, and a corner-plot relaxation of the building coverage ratio can be expected. There is no private road burden and no mention of a setback. There is no mention of non-rebuildable status, a cliff ordinance, a retaining wall, a level difference, an Article 43 proviso or leasehold; the only remark is a disclaimer of liability for non-conformity. The property is vacant, handover is negotiable, and the transaction is an exclusive agency listing. Mains water, sewerage and city gas are all connected, and parking is for two cars under a carport.