[Assessed 85.8%] Detached house in Kawaguchi City, Saitama — 10 min from Mimanumadai-Shinsuikoen Sta.

Oaza Higashi-Hongo falls inside the Shingo Tobu No. 2 land readjustment area, where the National Tax Agency's 2026 multiplier table for Kawaguchi City (page 6) marks residential land, paddy, field, forest and moorland all as "individually assessed", with no published street value. Sheet 28129 is hatched almost throughout, as are the Oaza Higashi-Hongo portions of 28139, 28140 and 28151; we opened all four sheets to confirm. The unit value used below is therefore an estimate drawn from neighbouring bands, not a published figure.

With the address published only to the oaza level and no coordinates in the listing HTML, we narrowed the position by distance from the station on the sheet. Mimanumadai-Shinsuikoen Station sits at the lower right of sheet 28151, and 505-548 points to the southern edge of Oaza Higashi-Hongo at the Adachi Ward boundary works out to 808-877 m at roughly 1.6 m per point, or 10 to 11 minutes on foot. That matches the listing's 10 minutes, so we placed the property at the southern end of the readjustment area. Another Oaza Higashi-Hongo lies about 3 km north, but at some 37 minutes on foot it cannot be reconciled with 10 minutes.

The published bands nearby are 165D and 160D on the Hongo line to the west, 130D-145D in Asuma-cho, Soka City to the east, and 125D-150D in Harimatsu 1-chome and Asuma-cho to the north-east. Following our rule of taking the lowest neighbouring band where no street value is published, we used 125,000 yen per sqm. The 130D to the east would give 87.5 per cent and the 165D to the west 98.9 per cent. The ratio only falls below 80 per cent under 107,059 yen per sqm, leaving 15 per cent of headroom against the figure we used.

That said, the Oaza Higashi-Hongo about 3 km north (sheet 28128) does sit in a valued area at 100D-115D, and 110D would give 81.0 per cent while 105D would give 79.3 per cent - enough to reverse the conclusion. We did not take that band, as it is far from the site and in a different zoning, but the spread remains because this is an estimate. This property cannot be read with the same confidence as one based on a published street value.

We opened all five images (one exterior, one floor plan, three of local amenities). The exterior is shot from the frontage road, and the concrete apron runs from road to plot without a step. The side boundaries carry only timber fencing and a low kerb with the ground level on both sides, so nothing acts as a retaining structure. The entrance porch is a single tiled step of about 15 cm. We found no slope, sloping ground or stepped approach, and no sign of a flag lot. With only one site photograph, however, we could not check the rear of the plot or its back boundary.

Built in timber in August 2020, the house is 6 years old with 16 years left of the 22-year statutory life. That puts 220,000 yen per sqm x 86.11 sqm x 16/22 = 13,777,600 yen into the valuation, 53 per cent of the total. Because the building carries that much weight, the assessed ratio will fall faster with age than on a land-heavy property.