[Assessed 126.8%] Land in Fujimino, Saitama — 16 min from Fujimino Sta.

A plot of land in Shinkomabayashi 3-chome, Fujimino City, Saitama, a 16-minute walk from Fujimino Station on the Tobu Tojo Line. Ikebukuro is about 30 minutes away by express. The site is a corner plot running 4.8 metres along a 4.0-metre-wide public road to the north and 8.0 metres along a 4.0-metre-wide private road to the east; both are a full four metres and no setback is noted.

The land measures 42.60 sqm (registry, 12.88 tsubo) and the asking price is 4,870,000 yen. It is held in freehold, the land category is residential and the ground is flat. The zoning is Category I Low-rise Exclusive Residential within an urbanisation promotion area, with a building coverage ratio of 60 percent and a floor area ratio of 100 percent, and there is no tied building contract. A building still stands on the site: the two-storey wooden house in the photographs is well worn inside, with the interior and water fittings both showing their age, so in practice this is land with an old house on it and demolition costs to allow for.

Multiplying the 2026 inheritance-tax roadside land value of 145,000 yen per sqm by the 42.60 sqm of land gives a land assessment of 6,177,000 yen, or 126.8 percent of the 4,870,000 yen price. The listing is categorised as land and gives no floor area or construction type for the building, so the building is carried at zero in the assessment. The roadside land value has risen by 5,000 yen a year: 135,000 in 2024, 140,000 in 2025 and 145,000 in 2026.

The point most worth checking is how small 42.60 sqm is. Category I Low-rise Exclusive Residential zones sometimes set a minimum site area, below which building is not permitted. As far as we could establish from Fujimino City's published material, the table of building form regulations has no minimum-site-area column at all, and Shinkomabayashi is not among the eight districts covered by the district plan ordinance. We could not, however, find a document stating explicitly that no minimum applies, so this needs to be confirmed with the city's urban planning division. Even if a minimum exists and 42.60 sqm falls below it, whether the site qualifies for an exemption as one predating the ordinance is again a question for the city.

The buildable volume is also modest. At 60 percent coverage the building footprint is capped at 25.56 sqm, and at 100 percent floor area ratio the total floor area is capped at 42.60 sqm. As a corner plot the coverage may be relaxed by ten points at the discretion of the designated administrative agency, taking the footprint to 29.82 sqm, but even over three storeys the total floor area cannot exceed 42.60 sqm. The range of uses is narrow.

The private-road burden is given as "yes, 124.00 sqm (co-ownership share 2192/124000)". The 124.00 sqm is the area of the whole private road in front; the share works out at about 2.19 sqm. Since the whole road is larger than the 42.60 sqm site, the road is not included in the stated area, so we treated it as a separate parcel and made no deduction — and deducting the share anyway would still leave the ratio at 120.3 percent. The eastern frontage is a designated private road, and nothing in the listing says whether consent for passage and excavation has been obtained. The gas supply is also given inconsistently — LPG in the equipment field, city gas in the search-conditions panel — and we took the conservative reading of LPG, since an LPG cylinder appears in one of the photographs.

In an area where the roadside land value has risen three years running, the land alone assesses well above the asking price. Because the buildable volume is limited, though, the practical first steps are to confirm the minimum site area and to settle on a building plan.