![[Assessed 127.4%] Detached house in Tokorozawa, Saitama — 13 min from Seibuen-Yuenchi Sta.](https://img.rakumachi.jp/c/property/DuuncSRDSEtsH6Hhp7m47Q__/118148648)
[Assessed 127.4%] Detached house in Tokorozawa, Saitama — 13 min from Seibuen-Yuenchi Sta.
Property Overview
| Location | Tokorozawa, Saitama |
| Nearest Station | Seibu Yamaguchi Line Seibuen-Yuenchi Sta. |
| Walk | 13 min walk |
| Assessed Ratio | 127.4%Assessed 127.4% |
| Price | ¥4,500,000 |
| Type | Detached house |
| Expected Yield | 16% |
| Structure | Wooden |
| Built | Built May 1973 (53 years old) |
| Land Area | 73.48㎡ |
| Building Area | 64.86㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Rakumachi | ¥4,500,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥5,731,440 |
| Building assessed value | ¥0 |
| Total assessed value | ¥5,731,440 |
| Asking price | ¥4,500,000 |
| Assessed ratio | 127.4% |
Calculation basis
- Land = road price ¥78,000/m² × land area 73.48m²
- Building = replacement cost ¥220,000/m² × floor area 64.86m² × remaining life 0y ÷ statutory life 22y
- Built May 1973 (53 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: ±0.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 78,000 | — |
| 2025 | 78,000 | ±0.0% |
| 2026 | 78,000 | ±0.0% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
With mostly interior photos, a single exterior shot and a blank road-frontage field, this listing gave us little to work with. Here is how we read the terrain from photo enlargement and elevation data, and narrowed 14 roadside-price map sheets down to the one covering the site.
What We Could Not Confirm
- Neither the width nor the type (public or private) of the front road is stated. Confirm with the municipal office whether the site can be rebuilt on and whether a setback would be required.
- The water and gas connections are listed as "under investigation". If they are absent, the connection work falls to the buyer.
- Wastewater is handled by a septic tank. Check the maintenance cost and whether a connection to public sewerage is planned.
- Boundaries are not marked. Confirm who bears the cost if a boundary survey becomes necessary.
- Personal effects remain inside and the sale is as-is with the seller's defect liability waived. Budget for removal and renovation.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
A detached house in the Yamaguchi residential district of Tokorozawa, a 13-minute walk from Seibuen-Yuenchi Station on the Seibu Yamaguchi Line. The listing also notes Shimo-Yamaguchi Station on the Seibu Sayama Line as roughly a 10-minute walk; from there, changing to the Seibu Ikebukuro Line at Nishi-Tokorozawa puts Ikebukuro just under an hour away. It suits suburban living or rental operation more than a daily commute into central Tokyo.
The building is a two-storey wooden 3DK completed in May 1973, with 64.86 square metres of floor area. At 53 years old it is well past the 22-year statutory useful life for wood, so our valuation assigns the building zero value. The house is currently vacant and personal effects remain inside. The listing marks the water supply and gas connections as "under investigation", and wastewater is handled by a septic tank. The condition of the utilities is worth checking before purchase.
The land is 73.48 square metres by registry, so the 4.5 million yen asking price works out to about 61,000 yen per square metre. The National Tax Agency's 2026 roadside land price for the site is 78,000 yen per square metre, putting the land alone at 5.73 million yen — above the asking price. Enlarging the single exterior photo in the listing, the decorative concrete-block retaining edge along the frontage measures at most about 0.9 metres, short of the 1-metre threshold we use to exclude a property. Japan's 5-metre-mesh elevation data shows only 0.4 metres of variation across the surrounding 40-metre square, and we found no step or stairway access at the road.
On the other hand, the road-frontage field of the listing is blank: neither the direction nor the width of the front road is stated. We have seen cases where a blank frontage field turned out to mean the site could not be rebuilt on, so confirm rebuild eligibility with both the municipal office and the agent. The sale also comes with unmarked boundaries, as-is condition, and a waiver of the seller's liability for defects. The valuation leaves room, but this property carries a long list of things to verify.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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