[Assessed 82.5%] Used House, 19-min Walk from Minami-Hatogaya Station, Kawaguchi, Saitama

A 10.80 million yen used detached house in Asahi 5-chome, Kawaguchi, Saitama, a 19-minute walk from Minami-Hatogaya Station on the Saitama Railway. It is a two-storey wooden 3K built in February 1984 (42 years old), on 54.02 sqm of land (registered) with 61.01 sqm of floor area. The property is vacant and available for immediate handover.

The assessed ratio came to 82.5%. A 42-year-old wooden building is well past the 22-year statutory service life, so the building value is zero and the figure is land only. The 2026 inheritance tax roadside value is 165,000 yen per sqm (roadside value map 28166), and the effective site area is the listed 54.02 sqm as-is, giving 8,913,300 yen. Divided by the 10.80 million yen price, that is 82.5%. The roadside value moved from 155,000 yen in 2024 to 165,000 yen in 2025 and 165,000 yen in 2026.

The Kenbiya listing alone was not enough to research this property. Its four photos are all of nearby facilities — an OK Store, a FamilyMart, a Welcia and a Lawson — with no photo of the site itself. We therefore checked other sites and found the same property on SUUMO (nc_21580739). Every field matches: 10.80 million yen, 54.02 sqm of land, 61.01 sqm of floor area, built February 1984. That listing carries two exterior photos of the site, which is what we used to assess it.

The SUUMO listing also gave the address down to 5-7-14, and that is what made the roadside value determination possible. Asahi 5-chome uses the residential address system, and roadside value map sheet 28166 shows the circled ⑦ block (5-chome, block 7) at its eastern edge. We did not extrapolate across sheets; within sheet 28166 alone we read the four roads bounding that block: 170D on the northwest, 185D on the northeast, 165D on the southeast, and 185D on the southwest (the Nanpei Industrial Park road).

The SUUMO frontage reads "southwest, 4 m wide", so the actual front road is more likely the 185D side. We nevertheless took the conservative view and adopted 165D, the lowest of the roads bounding the block. Misreading the band would not change the conclusion: 165D gives 82.5%, 170D gives 85.0%, and 185D gives 92.5%. Falling below 80% would require under 155,000 yen per sqm, and no road touching this block is at that level. The band across the whole district runs 165D to 185D (only the arterial Nanpei Traffic Park road reaches 195D), so we are not being pulled up by arterial values.

The photos show the site level with the front road and both neighbouring plots. A gravel front garden runs straight out to the road surface, and there is no retaining wall. Along the boundary with the neighbouring car park on the right there is a low concrete kerb, but compared against the red bollard standing beside it (about 0.6 to 0.7 m tall) it stands about 0.2 m, and since the ground on both sides is at nearly the same level it does not function as earth retention. The left-hand boundary is a fence with no difference in ground level. In front of the entrance there is a single tile step of about 0.15 to 0.2 m.

The effective site area is the listed 54.02 sqm taken as-is. Kenbiya displays land area net of private roads by design, and there is no private road burden shown. The SUUMO listing also states "private road burden / road: none, southwest 4 m wide (frontage 6.8 m)". A 6.8 m frontage is ample, and this is neither a flagpole plot nor an extended-site plot, so there is no pole to deduct.

Other restrictions listed are the Landscape Act, the Act on Regulation of Residential Land Development and Specified Embankments, and Article 22 designation under the Building Standards Act. Neither Kenbiya nor SUUMO notes any cliff ordinance application, rebuilding restriction or proviso road. Utilities are public water, public sewer and individual LPG; there is no parking.

The seller's comment says the frame of the existing building could be kept for a renovation. With 54.02 sqm of land and a 60% building coverage ratio, a rebuild would be capped at 32.4 sqm of building footprint.