[Assessed 104.2%] Detached house in Kawaguchi, Saitama — 13 min from Higashi-Kawaguchi Sta.

A two-storey wooden detached house in Totsuka-Higashi 2-chome, Kawaguchi, Saitama, 13 minutes on foot from Higashi-Kawaguchi Station on the JR Musashino Line (14 minutes from the Saitama Rapid Railway station of the same name). Built September 2012 (14 years old), 97.71 sqm of floor area with a 4LDK layout, on a 107.58 sqm registered lot, priced at 29.7 million yen. It is a corner lot with 7.8 m of frontage on a 4.0 m public road to the south-west, no private-road burden, and a park across the road. Flat ground in a category 1 medium-to-high-rise residential zone (60 percent coverage, 160 percent floor-area ratio); freehold, currently vacant, with parking for two cars. Exclusive agency by Tokyu Livable Urawa Center.

The assessed ratio is 104.2 percent. The building, 14 years into the 22-year statutory life for wood, retains 8 years and is assessed at about 7.82 million yen (220,000 yen per sqm of replacement cost x 97.71 sqm x 8/22). For the land we used 215,000 yen per sqm, the most frequent band among the neighbourhood roads of Totsuka-Higashi 2-chome, giving about 23.13 million yen for 107.58 sqm; the total of about 30.95 million yen exceeds the asking price. The route along the park the lot fronts is 225,000 yen (107.8 percent) and even the lowest neighbourhood band in the chome, 200,000 yen, gives 98.8 percent. Three-year trend: 195,000 (2024), 205,000 (2025), 215,000 (2026), a rise of about 10 percent in two years.

We checked three listing photos: the exterior, the south-west road and the view of the park from the second floor. The lot is level with the road, the parking space continues from the road without a step, and there is no step at the entrance or the back door. The boundaries with the neighbours are mesh fences on two or three courses of block (40-60 cm) with the ground at the same level on both sides, so they are not retaining walls. There is no retaining wall, step, stair access or flag-shaped lot, and the house is a free-standing two-storey building, not a terrace.

Two points to note. First, Totsuka-Higashi 2-chome spans four road-price sheets and its neighbourhood bands range from 200,000 to 245,000 yen; the most frequent bands, 215,000 yen (7 sections) and 230,000 yen (6 sections), are close, and another article on this site for the same chome (P0388) uses 230,000 yen. The conclusion does not change either way, but note the latitude in choosing the representative value. Second, the listing gives no nearby shops, so the places below are shown by their OpenStreetMap position and straight-line distance from the property's coordinates.