[Assessed 165.2%] Detached house in Sayama, Saitama — 20 min from Iriso Sta.

Caution: the asking price of 3.5 million yen is below the land value derived from the road price (about 5.98 million yen), so this is more likely a case of constraints priced in than a bargain. The constraints we could read from the listing and photos are a 3.2 m front road that will require a setback on rebuilding, a floor area equal to 80.8 percent of the lot (slightly over the 80 percent floor-area ratio, so possibly existing non-conforming), and a 51-year-old building currently fitted out as a shop (a former sushi restaurant). Whether and how large a replacement can be built, and the cost of demolition or conversion, must be confirmed with the agent and the municipality.

The property is a two-storey wooden building in Oaza Kita-Iriso, Sayama, Saitama, 20 minutes on foot from Iriso Station on the Seibu Shinjuku Line, built January 1975, with 60.33 sqm of floor area on a 74.69 sqm registered lot. The ground floor has a counter kitchen and a tatami room, the first floor a large hall and a karaoke room; the listing says it can also be used as a house. It fronts a 3.2 m public road on the north, has no private-road burden, is freehold, in a category 1 low-rise residential zone (50 percent coverage, 80 percent floor-area ratio), and the listing cites the Landscape Act, the Civil Aeronautics Act and a safety ordinance as applicable restrictions. Vacant, handover by consultation.

The assessed ratio is 165.2 percent. The building is past the 22-year statutory life for wood and is assessed at zero, so the judgement rests on the land. We used 80,000 yen per sqm, the most frequent band among the neighbourhood roads of Kita-Iriso (2026 sheet 34376, leasehold symbol D), applied to 72.29 sqm after deducting about 2.4 sqm for the setback to 2 m from the centre line of the 3.2 m road (0.4 m x an estimated 6 m frontage), giving about 5.78 million yen. Without the deduction, 74.69 sqm gives about 5.98 million yen and 170.7 percent. Three-year trend: 79,000 (2024), 79,000 (2025), 80,000 (2026); even the lowest band in the oaza, 67,000 yen, gives over 138 percent.

We checked the two exterior photos. The building stands level with the road with no step to the shop entrance. There is a gap to the neighbour on the east with a downpipe and an exhaust duct visible, so it is free-standing, and the neighbour on the west is separated by a carport. There is no retaining wall, step, stair access, flag-shaped lot or shared wall, but the frontage is narrow at about 6 m and the road is under 4 m wide. 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.