[Assessed 93.2%] Detached house in Kawagoe City, Saitama — 17 min from Shingashi Sta.

Searching the valuation index for "Sunashinden" returns the Oaza Sunashinden row (26116/26127/26137/26138/26147/26156), but Sunashinden 1-chome is a separate row: 26115/26116/26126/26127/26136. Rendering 26137 showed only Sunashinden 2-4 chome and the oaza, while 26127 caught just block 5 of 1-chome at its left edge. Blocks 4 to 14 appear together on 26126, and that is the sheet we read.

Matching the map coordinates in the listing HTML (latitude 35.89273, longitude 139.48794) against five block coordinates for Sunashinden 1-chome from the Geospatial Information Authority address API (blocks 10, 12, 5, 15 and 20) put the site about 49 m from block 10, within blocks 10 to 8. Enlarging that part of sheet 26126 to 260 dpi, the local streets in 1-chome are dominated by 140D (nine observations of 140D, six of 145D, one of 155D), and every street bounding blocks 10 and 8 is 140D. Our earlier measurement of 140,000 yen per sqm at Sunashinden 1-12-16, about 110 m to the south-west, sits in the same band.

Taking the next step down, 135,000 yen per sqm, still gives 89.9 per cent. The ratio only falls below 80 per cent at 120,000 yen per sqm, and no 120D street exists in Sunashinden 1-chome. Kishimachi 3-chome and Nakadai-Motomachi to the west carry bands of 110D-135D and 83D-100D, but those are different chome and we did not use them. We traced the same street across three years: 130D in 2024, 135D in 2025, 140D in 2026, consistent with the parallel 145D line moving 135D-140D-145D.

We opened two site photographs including the frontage road and two exterior shots, confirming by hash comparison that the exterior is this property. The 4 m road to the north is flat asphalt at a crossroads with a stop marking, and the road surface sits at much the same level as the plot. The car space is a concrete apron flush with the road, with no step, and a car is driven straight onto it. There are two or three steps up to the entrance, a rise of about 0.4 m. A two-course block wall (about 0.4 m) runs along the south-east boundary, but the ground is level on both sides so it is not acting as a retaining structure. We found no retaining wall, slope or sloping ground of 1 m or more anywhere around the plot, and it is not a flag lot.

Built in January 1985 in timber, the house is 41 years old, 19 years past the 22-year statutory life. Our valuation treats the building as nil, so the whole of the 93.2 per cent is land. With 94.36 sqm of floor area carrying no value at all in the calculation, how habitable the house actually is, and how much work it needs, changes the reading of this price considerably.

The listing records no private-road burden, and the 4 m road to the north qualifies as an Article 42-1 road, so no setback arises (the listing mentions none either). There is no flag-lot pole and no sloping portion. We therefore made no deduction and used the registered area of 123.08 sqm as the effective land area.