[Assessed 93.7%] Detached house in Sakado, Saitama — 8 min from Kita-Sakado Sta.

A two-storey wooden detached house in Oaza Katayanagi, Sakado, Saitama, 8 minutes on foot from Kita-Sakado Station on the Tobu Tojo Line. Built June 1976 (50 years old), 49.68 sqm of floor area with a 3DK layout (every room at least six tatami), on a 67.73 sqm registered lot, priced at 6 million yen. It is a corner lot fronting a 4.5 m public road on the west and a 4.0 m private road on the south, with no private-road burden. Category 1 low-rise residential zone (50 percent coverage, 80 percent floor-area ratio); freehold, vacant and available immediately. The interior, kitchen, bathroom, toilet, floors, washstand and water heater were renovated in January 2019. Exclusive agency by Century 21 Housewell.

The assessed ratio is 93.7 percent. The building is past the 22-year statutory life for wood and is assessed at zero, so the judgement rests on the land. The part of Katayanagi within 8 minutes of Kita-Sakado Station lies in the Katayanagi land readjustment project area (individually assessed), which carries no road prices on the map. We therefore used 83,000 yen per sqm, the lowest of the bands adjoining the project area on the station side, giving about 5.62 million yen for 67.73 sqm. The higher adjoining band of 88,000 yen would give 99.3 percent, the 79,000 yen band south of the area 89.2 percent, and even the lowest, 74,000 yen, 83.5 percent, so the ratio stays above 80 percent. This band has been 83,000 yen in all three years from 2024 to 2026.

We checked the exterior and front-road photos. The lot is level with the road and there is no step from the gate to the entrance. The block wall along the road is about 1.2 m high, but the ground is at the same level on both sides, so it is a boundary wall rather than a retaining wall. The road is flat on both sides and the neighbours have low block courses with mesh fences. There is no retaining wall, step, stair access or flag-shaped lot, and the house is free-standing, not a terrace.

Three points to note. First, the lot number is undisclosed, so the site could not be pinpointed and the road price is an estimate from the bands adjoining the readjustment area. Second, the listing says nothing about ownership shares in the private road on the south or consent for passage and excavation; as the lot fronts the public road on the west directly this should not affect rebuilding, but confirm with the agent. Third, drainage is by septic tank, gas is LP gas and there is no parking. The 50-year-old building had its interior renovated in 2019, but the condition of the walls, roof and structure cannot be judged from the photos.