[Assessed 81.4%] Land in Kawaguchi, Saitama — 15 min from Araijuku Sta.

A plot of land within a 15-minute walk of Araijuku Station and a 16-minute walk of Hatogaya Station, both on the Saitama Railway Line. The site is 150.32 sq m (registered) with an old house still standing, and there is no tie-in building contract. Zoning is Category I Low-Rise Exclusive Residential, with a 60 percent building coverage ratio and a 100 percent floor area ratio.

⚠️ The treatment of the private road out front changes the assessment ratio substantially. The listing states the private-road burden as a fraction: "101.69 sq m shared, 24/124 share, approx. 19.68 sq m". We treated this as a separate lot from the land area and assessed the full 150.32 sq m as listed, on three grounds: the share is expressed as a fraction; the site plan draws the front road (about 4 m wide) as a separate figure outside the outline of the building plot; and the plot area calculated from the side lengths on the site plan comes to about 149 sq m, closely matching the registered 150.32 sq m. Were those 19.68 sq m instead deducted as part of the land area, the usable plot would be 130.64 sq m and the assessment ratio would fall to 70.8 percent.

We adopted an inheritance-tax road price of 130,000 yen per sq m for FY2026. That gives a land assessment of about 19.54 million yen, or 81.4 percent of the 24 million yen asking price. The old house is not included in the valuation. The road price has risen 13.0 percent over two years, from 115,000 yen in FY2024 to 125,000 in FY2025 and 130,000 in FY2026.

⚠️ The listing has only three photographs, and they show the front road side alone. Two concrete steps sit in front of the gate, putting the plot 0.30-0.45 m above the road surface. The block wall on the front boundary stands about 1.5 m above the road, but since the ground behind it is only 0.3-0.45 m higher than the road, the height of earth actually retained is about 0.4 m. This site excludes properties with retained heights of 1 m or more, and the front boundary does not meet that. The three remaining boundaries — south-east (rear), north-east and south-west — appear in none of the three photographs, so we could not check for retaining walls there. Using the Geospatial Information Authority's 5 m elevation mesh across 40 m around the property, ground 20 m to the north sits at 18.2 m and 20 m to the south at 13.6 m — a slope of 11-12 percent falling southward. Steps at the rear of the plot or along the boundaries cannot be ruled out.

Measured from the site plan, the frontage is about 8.64 m and the plot is close to rectangular with a notch of roughly 4.45 m by 4.72 m at the north-east corner; it is not a flag-shaped lot. Utilities are municipal water and mains drainage. The listing records no non-rebuildable status, proviso road or cliff ordinance, but equally no statement about consent to excavate or pass over the private road.

Because the old house remains, the cost of demolition and the treatment of anything left on site need confirming with the seller or agent. The listing was published on 9 September 2026, with the next update due on 17 September 2026.