[Assessed 80.9%] Land in Tokorozawa, Saitama — 6 min from Sayamagaoka Sta.

Reaching an 80% cost-approach ratio requires a street-front value of 128,571 yen per square metre — only slightly below the 130,000 yen we adopted. The district also contains streets at 125,000 yen, which would give 77.8% and fall below the threshold. We chose 130,000 yen on three grounds: every residential street within the six-minute walking radius (330 to 420 metres in a straight line from the station) carries 130,000 yen in 2026; 130,000 yen is the modal value among the district's residential streets; and the 125,000 yen streets appear only at three peripheral spots — the eastern edge, the south-eastern edge and the southern boundary — the nearest of which is 431 metres from the station in a straight line, equivalent to a seven-minute walk.

The listing carried no property coordinates, and the address data for this area is coarse enough that several lot numbers return the same point, so we could not locate the plot from lot numbers. Instead we calibrated the street-value map against three points: two parks and the station. The scales derived independently from two of them agreed in both axes, and checking the third gave an error of 14 metres. The street-front value has moved 125,000 yen in 2024, 130,000 in 2025 and 130,000 in 2026.

The listing records a private-road burden of 122.00 square metres with an 8/120 shared interest, but states it separately from the 56.00 square metre plot area. The site plan likewise draws the land for sale and the designated private road as distinct parcels, confirming that the private road is a separate registered parcel. Following our practice in such cases, we have not deducted it from the area.

We reviewed two exterior photographs, one of the frontage road and the site plan. The frontage is a flat four-metre road, and the concrete apron in front of the gate runs continuously from the road surface, leaving a step of only 10 to 20 centimetres. The block wall along the road is three to four courses high, but the ground inside it sits at almost the same level as the road and retains no soil, so we judged it a boundary wall. We cross-checked using three references: the height of a block course, the height of the front door and the tyre diameter of a light car. National elevation data also put eight points across the district between 93.3 and 94.6 metres — a difference of just 1.3 metres over 400 metres.

Access is over a 4.0-metre private road to the west, marked on the site plan as a "designated private road, designated width 4 m". It is a road under Article 42-1-5 of the Building Standards Act, so rebuilding is possible. An 8/120 interest comes with the property, but the listing says nothing about consent for passage and excavation.

An old house stands on the plot, but the listing gives no construction date, structure or floor area. We value the building at zero and base the cost approach on the land alone. From the site plan and photographs, the existing house is a detached two-storey building rather than part of a terrace.