[Assessed 170.2%] Land in Tokorozawa, Saitama — 19 min from Kotesashi Sta.

A plot with an old house in Kotesashi-motomachi 3-chome, Tokorozawa, a 19-minute walk from Kotesashi Station on the Seibu Ikebukuro Line. The Seibu bus stop Miyago is one to two minutes away on foot, putting the station eight minutes away by bus, and Ikebukuro is about 35 minutes from Kotesashi by express.

The site is 47.00 sqm and priced at 2.9 million yen. In this Category 1 exclusively low-rise residential zone with 50% building coverage and 80% floor area ratio, the buildable footprint is about 23.5 sqm and total floor area about 37.6 sqm. That is small for an owner-occupied home, so this is a plot to value on land. The listing does not say whether Tokorozawa sets a minimum lot size, so anyone planning to rebuild should confirm that with the city.

The listed private road burden is 198.00 sqm, far larger than the 47.00 sqm site. That cannot be an internal share of the site, so we read it as a share in a separately titled communal private road and made no deduction from the land area. The roadside price map likewise shows no price arrow on the narrow road the plot faces, consistent with it being private. Our assessment uses the 105,000 yen/sqm of the local street that road connects to; strictly speaking a specific roadside price may be required.

From the listing photos, the road and the site sit at much the same level, with only two brick steps (about 0.3m) at the entrance. The left boundary is a mesh fence on a concrete footing of one or two block courses, with ground at much the same level on both sides. National 5m laser survey data gives 89.2m at the site centre against 89.1-90.0m within 20m around it, a maximum difference of 0.9m. There are no retaining walls, slopes, or stepped access.

Please note three points. First, the road frontage field is blank, with no width or classification given; as the frontage appears to be a private road, the rebuilding requirements need checking (the listing carries no rebuilding restriction). Second, the listing is inconsistent about the current state, showing both building present and vacant land; we take the conservative reading that an old house stands, with demolition costs to come. Third, the sewer is connected to the site boundary but not hooked up, with a vault toilet in use, so connection work will be needed.