[Assessed 113.6%] Land in Sakado, Saitama — 7 min from Kita-Sakado Sta.

A plot of land in Katayanagi, Sakado City, Saitama, a 7-minute walk from Kita-Sakado Station on the Tobu Tojo Line. Ikebukuro is about 50 minutes away. This is a corner plot running 7.8 metres along a 4.0-metre-wide private road (designated) to the north and 9.2 metres along a 3.5-metre-wide public road to the west; the frontage requirement is met on the northern side, which has the full four metres.

The land measures 120.40 sqm (registry, 36.42 tsubo) and the asking price is 8,800,000 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 50 percent and a floor area ratio of 80 percent, and there is no tied building contract. An old house still stands on the site; handover is immediate and as-is. Mains water, sewerage, city gas and electricity are connected, and there is a roadside gutter.

Multiplying the roadside land value of 83,000 yen per sqm by the 120.40 sqm of land gives a land assessment of 9,993,200 yen, or 113.6 percent of the 8,800,000 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 held flat at 83,000 yen per sqm across 2024, 2025 and 2026.

One point deserves emphasis: the roadside land value used here is estimated from the surrounding bands. The reason is the very feature the listing advertises — the site lies within the Katayanagi land readjustment project area, and no roadside land value is printed on the map for it, because such areas are valued individually. We confirmed this treatment on two sheets (26311 and 26318) and then took the lowest of the bands adjoining the project area, 83,000 yen per sqm, as the conservative choice. The nearest band at 88,000 yen would give 120.4 percent, and even a distant band well to the south-east would still give 84.8 percent, so the assessment stays comfortably above our threshold either way. Because the actual valuation is made individually, anyone needing a figure for tax purposes should confirm it with the tax office.

The private-road burden is given as "yes, 20.00 sqm (co-ownership share 414/2000)". We read that fractional-share wording as indicating a shared private road held as a separate parcel, so we made no deduction from the stated 120.40 sqm. On the 3.5-metre public road to the west, the setback field reads "—" with no area given, so whether a setback is required is not clear from the listing. Even assuming a 0.25-metre setback across the 9.2-metre frontage, about 2.3 sqm, the ratio would still be 111.4 percent.

Seven minutes from Kita-Sakado Station on a corner plot with two frontages. The roadside land value has been flat for three years, but the land alone assesses above the asking price. The sensible first steps are to understand the individual-valuation treatment that comes with the readjustment area, and to establish whether the western road requires a setback.