[Assessed 97.0%] Land Plot, 6-min Walk from Kasumigaseki Station, Kawagoe, Saitama

An 8.80 million yen plot of land at 2361-21 and 2361-22, Oaza-Matoba, Kawagoe, Saitama, a 6-minute walk from Kasumigaseki Station on the Tobu Tojo Line. The 74.70 sqm (22.59 tsubo) corner plot still carries an old house, but no building conditions are attached. It is sold as a single lot, with a single price and a single area figure.

The assessed ratio came to 97.0%. The listing gives no structure, floor area or build date for the old house, so we did not value the building; the figure is land only. The 2026 inheritance tax roadside value is 115,000 yen per sqm (roadside value map 26032), and the effective site area of 74.23 sqm gives 8,536,450 yen. Divided by the 8.80 million yen price, that is 97.0%. The roadside value has been unchanged at 115,000 yen across 2024, 2025 and 2026.

We deducted 0.47 sqm from the listed 74.70 sqm. The road on the southwest frontage is a public road about 3.9 m wide, 0.1 m short of 4 m. If it is a Article 42-2 road, rebuilding requires a centre setback, so we deducted (4.00 − 3.90) ÷ 2 = 0.05 m multiplied by the 9.39 m frontage, or 0.47 sqm. The listing states neither a setback nor the road classification, so this is our own estimate. Without the deduction the figure is 97.6%, and the conclusion is the same either way.

In pinning down the location, the coordinates returned by the Geospatial Information Authority's address API were about 190 m off. The address here is published down to the lot number, so ordinarily geocoding through that API would settle it. But measuring from the returned point (35.927914, 139.439392) puts Yaoko Kawagoe-Kasumigaseki at 275 m and Create at 434 m, exceeding the 118 m and 322 m road distances in the listing. A straight-line distance cannot exceed a road distance, so we did not use that point.

Instead we read the lot-number annotations on the roadside value map directly. On the lower part of sheet 26032, the lot numbers 2361-16, 2361-18, 2361-19 and 2361-23 are legible, which identifies the block sharing the same parent number as 2361-21 and 2361-22. We calibrated the sheet's coordinate system using the Meisai post office symbol, read at 700 dpi, together with Kasumigaseki Station on the adjacent sheet directly to the south. The X axis gives 62.5 pt to 62.9 m and the Y axis 298.7 pt to 296.0 m — about 1.0 m per point on both axes independently — and the drawn bearing of the railway (119 degrees on the sheet against 126 degrees measured) confirms an orthographic north-up projection. That calibration puts the block at 35.9265, 139.4408. Independent multipoint positioning from the five nearby facilities listed (Yaoko 118 m, Create 322 m, Shimoda Nursery 354 m, Meisai post office 416 m, Kawagoe-Kasumigaseki-Kita post office 636 m) gives 35.9267, 139.4411, a difference of 29 m.

The block lies on the north side of the Tobu Tojo Line. The circled-number blocks south of the tracks belong to a different town name, Matoba-Kita 1-chome, so the two should not be confused.

We took 115D, the subdivision road running along the east side of the block. The surrounding band runs 110D to 115D; the east-west road on the west side was 110D in 2024 and 2025 and was revised to 115D in 2026. Misreading the band would not change the conclusion. The adjacent 110D still gives 92.8%, and 100,000 yen per sqm gives 84.4%; falling below 80% would require under 94,840 yen per sqm. The prefectural road (Ogose Line) about 200 m to the east runs 170D to 175D, but this plot faces the 4.3 m and 3.9 m subdivision roads, so we did not take it.

We downloaded all five listing photos (two including the front road, three of the site) at full size and enlarged them part by part. In the corner shot, the old house's shutter garage abuts the asphalt of the front road directly, and the site and road are at almost the same level, with only a 10 to 15 cm concrete apron. The other frontage shots also show the building's foundation meeting the road surface with no step.

There is only one wall around the site that resembles a retaining wall. From the gravel surface to the coping it runs one course of patterned block, about 2.8 courses of flat block and the coping, roughly 3.8 courses. Using the block standard (20 cm high by 40 cm wide) and calibrating the scale from the fact that the horizontal joint spacing of 90 pixels and the vertical joint spacing of 180 pixels stand at 2 to 1 (4.5 pixels per cm), we estimate an earth retention height of about 0.76 m. The reading ranges from 0.70 to 0.84 m, and even the upper bound falls short of 1 m. The gravel surface in front of the wall runs on without a step into the adjoining asphalt, so it sits at road level.

Measuring 49 points across roughly 170 m square around the site with the Geospatial Information Authority's elevation data gives 22.20 to 23.80 m, a gradient of about 1%. Variation within 25 to 50 m stays at 0.2 to 0.5 m, so there is no step or slope on the order of a metre. The metal stair visible in the photos leads to the second floor of the building, and its base sits at road level, so it is not a stairway from the road up to the site. This is not a flagpole plot; it is a corner lot with 8.91 m of frontage on the public road to the east and 9.39 m on the public road to the southwest.

For daily life, Yaoko Kawagoe-Kasumigaseki is about 120 m away, and drugstores, convenience stores and restaurants are clustered by the station. Water, public sewer and city gas are already connected.