![[Assessed 88.3%] Condominium building in Kawaguchi, Saitama — 12 min from Higashi-Kawaguchi Sta.](https://www.kenbiya.com/upload/p4708/4708271/1781158286454-fi6_wm_1200.jpg)
[Assessed 88.3%] Condominium building in Kawaguchi, Saitama — 12 min from Higashi-Kawaguchi Sta.
Property Overview
| Location | Kawaguchi, Saitama |
| Nearest Station | JR Musashino Line Higashi-Kawaguchi Sta. |
| Walk | 12 min walk |
| Assessed Ratio | 88.3%Assessed 88.3% |
| Price | ¥398,000,000 |
| Type | Condominium building |
| Expected Yield | 7.1% |
| Structure | Reinforced concrete (RC) |
| Built | Built Mar 1989 (37 years old) |
| Land Area | 995.62㎡ |
| Building Area | 1,745.69㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Kenbiya | ¥398,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥228,992,600 |
| Building assessed value | ¥122,569,723 |
| Total assessed value | ¥351,562,323 |
| Asking price | ¥398,000,000 |
| Assessed ratio | 88.3% |
Calculation basis
- Land = road price ¥230,000/m² × land area 995.62m²
- Building = replacement cost ¥330,000/m² × floor area 1,745.69m² × remaining life 10y ÷ statutory life 47y
- Built Mar 1989 (37 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +15.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 200,000 | — |
| 2025 | 220,000 | +10.0% |
| 2026 | 230,000 | +4.5% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than copying the listing, we checked the 2026 road-price map (Totsuka 3-chome spans four sheets) and four of the listing photos to confirm the basis for the figures.
What We Could Not Confirm
- The building is tenanted, but unit-level occupancy, rents and lease terms are not in the listing. The stated annual income of 28.296 million yen assumes full occupancy.
- The rear (west) and side boundaries are not visible in the photos, so a retaining wall or level difference there is unchecked; photos 5–7 of the listing were also not reviewed.
- The lot number is undisclosed, so we could not determine whether the 14 m frontage road is the station road or Keyaki-dori. The road price used is the most frequent value among neighbourhood roads; an arterial band would raise the ratio.
- For a 37-year-old RC building, the history of major repairs, the long-term repair plan and the content of the inspection certificate are not in the listing.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
A five-storey reinforced-concrete apartment building in Totsuka 3-chome, Kawaguchi, Saitama, 12 minutes on foot from Higashi-Kawaguchi Station (JR Musashino Line) and 13 minutes from Totsuka-Angyo Station (Saitama Rapid Railway). 29 units (all 2LDK) with parking for 8 cars, built March 1989 (37 years old); 1,745.69 sqm of floor area on a 995.62 sqm lot, priced at 398 million yen. The listing gives full-occupancy annual income of 28.296 million yen (2.358 million per month) and a full-occupancy yield of 7.1 percent. Currently tenanted; the occupancy status is available on request.
The assessed ratio is 88.3 percent. The land is valued at about 228.99 million yen at a road price of 230,000 yen per sqm, and the building at about 122.57 million yen with 10 of the 47 statutory years for RC remaining — about 351.56 million yen in total. Land carries most of the weight, but the building still contributes over 100 million yen despite its age. With only 10 years remaining, the building side of the assessment will shrink by roughly a tenth each year.
We checked four exterior photos taken from the east frontage road (a municipal road about 14 m wide). The level difference to the road is small: a stone kerb 0.3–0.5 m high at the foot of the hedge, well under 1 m as a retaining structure. The entrance has a few steps, the south side is a parking area (8 cars) level with the road, and the neighbouring lot to the north holds an RC building of similar size at the same level. It is not a flag lot, has no stair access and is not a terraced building. The rear (west) and side boundaries are not in the photos, so a retaining wall there remains unchecked; the block is flat, grid-planned land readjustment area and the listing mentions no hillside or slope.
Zoning is Category 1 Medium-to-High-Rise Residential (60/200); the floor-area ratio actually built is about 175 percent, within the limit. A completion-inspection certificate exists, the land is freehold, and no private-road burden or setback is mentioned. The road price is the most frequent value (230,000 yen) among the neighbourhood roads of Totsuka 3-chome, but a 14 m frontage suggests the property may face the Higashi-Kawaguchi station road (255,000 yen) or Keyaki-dori (260,000 yen); on those bands the ratio would be 94.5–95.8 percent — above 80 percent either way.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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