[Assessed 83.5%] Land Plot, 20-min Walk from Minami-Otsuka Station, Kawagoe, Saitama

Nakadai-Minami 2-chome spans three roadside value map sheets (26134, 26143 and 26144), and the bands differ by sheet. Most of the 26143 side is a multiplier area, the boundary with Nakadai-Minami 1-chome on the 26134 side runs 61D to 78D, and the central part of 26144 runs 62D to 66D. Starting from the property coordinates embedded in the listing HTML (35.8846445 / 139.4683883), we geocoded the residential blocks through the Geospatial Information Authority address API and matched them. Blocks 1, 2/3/5, 7-10 and 11-14 line up from northeast to southwest, and the property coordinates fall within about 100 m of blocks 2-5, at the northeastern end of the district. That places it in the northeastern part of sheet 26144, around Nakadai Fifth Park. The other latitude and longitude pair in the same HTML is the nearest station's coordinates, which we did not use.

The subdivision roads bounding this block are three at 62D and one at 64D, with the boundary road toward Oaza-Imafuku (numbers in the 734 and 735 range) at 61D. We did not take the arterial Nakadai-dori (78D) and instead adopted 62D, the mode among the subdivision roads. We also confirmed that misreading the band would not flip the conclusion. Even the lowest value in this area, 61D, gives 82.1%, while 64D gives 86.2% and 66D gives 88.8%, all above 80%. The three years were traced on the same sheet number 26144 and the same block (61D in 2024, 62D in 2025, 62D in 2026). Over the same period Nakadai-dori moved 76D, 77D, 78D, so the mild upward trend is shared. The leasehold ratio symbol is D in all three years. The site is inside a land readjustment district, but the land exchange is complete and residential addressing is in place, so the roadside values are published directly.

Of the 13 listing photos, two show the site itself, one exterior shot of the vacant land and one topographic drawing; the remaining 11 are of shops and other surroundings. We downloaded the vacant land photo at full size and enlarged the front, rear and left sides three to four times. Along the 4 m city road on the northeast frontage, the soil surface of the site sits at almost the same level as the top of the gutter, with any step in the range of 5 to 10 cm. There is no retaining wall, no stairway and no ramp. The rear boundary from southwest to northwest carries only a black metal fence on a low concrete footing about 0.2 m high, roughly one block course. The neighbouring ground visible through the fence is at almost the same level as the site, so it does not function as earth retention. Cross-checking against the neighbouring house's first-floor window sill (about 90 cm) and the full fence height (about 1.1 m), even the upper bound stays under 0.3 m. The northwest side is flat up to the neighbour's white wall. Earth retention height stays under 1 m around the entire site, so none of retaining wall, frontage step, stairway access or slope applies.

The effective site area is the listed 70.00 sqm (registered) taken as-is, with no deduction. The private road burden is listed as none and the setback field is blank. The topographic drawing confirms a 10.0 m by 7.0 m rectangle, a regular-shaped plot facing the road on the northeast side only. There is no flagpole strip to deduct and no note about included sloped portions. The terrain field also reads flat.

There are constraints on how large a building the site allows. The zoning is Category I Exclusively Low-Rise Residential with a 50% building coverage ratio and an 80% floor area ratio, so on 70 sqm of land the building footprint is capped at 35 sqm and the total floor area at 56 sqm. Even as a two-storey house that is about 28 sqm per floor. The assessed ratio clears our threshold, but at exit as a detached house the pool of buyers who work at this size is limited. The plot sits in a subdivision inside a land readjustment district with no building conditions attached, so the builder is free to choose. Water and sewer are already connected, and there is a city gas main in the adjoining road.

Minami-Otsuka Station on the Seibu Shinjuku Line is a 20-minute walk, exactly at the boundary of our listing criteria (within 20 minutes). We confirmed the 20-minute figure on the detail page as well. On the other hand, a bus stop for Kawagoe Station on the Tobu Tojo Line is about a 4-minute walk away, and the listing describes it as a terminus with frequent service. The listing also notes 15 minutes by bus to Kawagoe Station from the Imafuku-Nakadai stop, a 3-minute walk away. Kawagoe lies outside the Route 16 guideline in our operator's criteria but is explicitly permitted given its rail access and land price level. The Kan-Etsu Expressway runs about 100 m to the northeast.