[Assessed 121.2%] Land in Kawagoe City, Saitama — 6 min from Kasumigaseki Sta.

Reading the plot plan in the listing, the 13.17-meter western boundary is labeled "railway." The site fronts the Tobu Tojo Line directly and is exposed to noise and vibration from passing trains. This is the flip side of being a 6-minute walk from Kasumigaseki Station, and the listing's sales copy ("supermarket within a 10-minute walk, no building contract, sold as vacant land, good sunlight, quiet residential area") does not mention it. If you are considering a purchase, please visit at different times of day to judge the sound and vibration for yourself.

The listed land area is 108.17 square meters (registry). From the dimensions on the plot plan (13.17 meters on the west, the railway side; 1.17 meters on the north; a 20.07-meter diagonal; 9.51 meters on the south of the main body; and an extension of 3.04 meters on the west, 2.40 meters on the east and a 4.00-meter frontage on the public road), the extension connecting to the public road covers about 4.00 meters by an average of 2.72 meters, or 10.88 square meters. Scaling the 104.88 square meters given by the shoelace formula on the drawn dimensions up to the listed 108.17 square meters gives 11.22 square meters, so subtracting 11.22 from 108.17 leaves 96.95 square meters as the effective site area. The extension is shallow at 4.00 meters wide and about 2.7 meters deep and is in practice usable for parking, but we deducted it in line with our policy of taking the conservative view on area. Without the deduction the assessed ratio would be 135.2 percent. The private road burden is "none," so there is no road deduction, and no sloping portion is recorded.

We worked from the fiscal 2026 road price map (sheet 26032, Kawagoe Tax Office). A note reading "Kasumigaseki Station North Exit" at the bottom of the sheet let us confirm directly on the map that Oaza Matoba within a 6-minute walk of the station falls within it. Collecting every block street in Oaza Matoba gives 110,000 yen on seven segments, the most common figure, followed by 115,000 yen on five segments, with one segment each at 94,000, 120,000, 125,000, 135,000, 145,000 and 165,000 yen. The 170,000 and 175,000 yen figures along the Kawagoe-Tsurugashima prefectural road carry the semicircular symbol marking arterials, and the 125,000 and 140,000 yen figures are also symbol-marked, so we excluded them, leaving the mode of 110,000 yen as our representative figure. An existing article on our site, P0338, measured 115,000 yen for Oaza Matoba 2361-21 and 2361-22; if this property sits in the same 2361 block the ratio rises to 126.7 percent. Conversely, the lowest figure on the same sheet, 94,000 yen, still gives 103.6 percent. The road price needed to reach 80 percent is 65,083 yen, so the choice of band does not change the conclusion. The three-year figures are 105,000 yen in 2024, 105,000 yen in 2025 and 110,000 yen in 2026, and the leasehold ratio symbol is D.

We downloaded the site photographs including the frontage road at full resolution, reduced them to 900 pixels on the long edge and opened each one (two of the listing photographs proved to be the same image by hash). The frontage road is asphalt and level, with no visible step between road surface and site, or at most about 0.2 meters. Neighboring block walls run along both sides, and the rear northwest boundary has a concrete block wall with weep holes; counting the mortar joints gives three to four courses from the site-side ground to the top, or 0.6 to 0.8 meters. We also measured elevation from the Geospatial Information Authority of Japan's laser survey data over a 60-meter square around the Matoba 2361 block on a 10-meter grid, returning 22.1 to 24.4 meters with a maximum difference between adjacent cells of 0.5 meters per 10 meters, a gentle gradient. Taken together we estimate the retained height at roughly 0.2 to 0.5 meters, below the one meter we use as an exclusion threshold. No slope faces, protective sheeting or stepped access appear in the photographs. The plot plan likewise shows not a flag-pole lot but a regular L-shaped site with a shallow extension 4.00 meters wide and about 2.7 meters deep.

The land is held in fee simple, the land category is residential, the private road burden is "none," and the site connects to a 4-meter road on the southeast with a 4.00-meter frontage. The zoning is Category 1 residential with 60 percent building coverage and a 200 percent floor area ratio, and no building contract is attached. The field for other restrictions reads "-", with no mention of urbanization control areas, cliff ordinances, setback, private road shares or excavation consent, or non-rebuildable status. The land is vacant and sold as vacant land, no date is given for completion of site preparation, and handover is negotiable. Municipal water, main sewerage and city gas are available. It is one lot of one.

The listing shows photographs of an elementary school, a junior high school, two supermarkets, a convenience store, a drugstore, a post office, the city office and a bank, but gives no distances in the text. The nearby facilities in this article are therefore supplemented from OpenStreetMap and shown as straight-line distances from the property coordinates. The listing was provided on September 11, 2026, with the next update scheduled for September 19, 2026. It is handled by ASIAGROUP Asia Fudosan Co., Ltd. (Saitama Governor license (12) No. 008698), acting as the seller.