[Assessed 86.8%] Detached house in Tokorozawa, Saitama — 15 min from Higashi-Tokorozawa Sta.

Unit B of a three-house new-build development in Higashi-Tokorozawa 4-chome, Tokorozawa, Saitama, 15 minutes on foot from Higashi-Tokorozawa Station on the JR Musashino Line (18 minutes in another agent's listing). A two-storey wooden 4LDK house completed at the end of August 2026, with 88.19 sqm of registered floor area (including an 11.17 sqm built-in garage on the ground floor) on an 86.98 sqm lot, priced at 35.9 million yen. A flat, regular-shaped lot inside a land readjustment area, fronting a 6 m road directly on the north with no private-road burden. Category 1 residential zone (60 percent coverage, 200 percent floor-area ratio), freehold, available immediately. Design and construction housing performance evaluations obtained, seismic grade 3, city gas and mains sewerage. Listed on Kenbiya as a rental house and on SUUMO as a new-build house.

The assessed ratio is 86.8 percent. As a new build the full 22-year statutory life remains, so the building is assessed at about 19.40 million yen (220,000 yen per sqm x 88.19 sqm). For the land we used 135,000 yen per sqm, the most frequent band among the neighbourhood roads of Higashi-Tokorozawa 4-chome, giving about 11.74 million yen for 86.98 sqm; the total is about 31.14 million yen. The neighbourhood roads in the southern half of the chome are 140,000 yen (88.0 percent) and even the 145,000 yen band on the Olympic Road along the east edge gives 89.2 percent, so the ratio stays above 80 percent in every case. Three-year trend: 125,000 (2024), 130,000 (2025), 135,000 (2026), a rise of 8 percent in two years.

Caution: the 88.19 sqm floor area includes an 11.17 sqm ground-floor garage (12.7 percent). Our formula values the whole floor area, but if the garage is excluded (77.02 sqm) the building comes to about 16.94 million yen and the ratio to 79.9 percent, just under 80 percent. The building value decides the outcome here; the land alone is 32.7 percent.

We checked the SUUMO photos of the front road, the exterior and the overall plot plan. The lot is level with the 6 m asphalt road on the north, the built-in garage floor is at road level and the entrance porch has one or two steps (about 30 cm). The neighbours to the east and west are units A and C of the same development at the same level, with no wall or retaining wall on the boundaries. The plot plan shows three rectangular lots each fronting the north road directly, so this is not a flag-shaped lot, an access-strip lot or a terrace. The south (rear) boundary does not appear in the photos. The listing gives no restaurants, so those below are shown by straight-line distance from the chome's centroid.