[Assessed 126.5%] Land in Kawagoe, Saitama — 20 min from Shingashi Sta.

A residential lot with an old house, located in Oaza Terao, Kawagoe, Saitama, a 20-minute walk from Shingashi Station on the Tobu Tojo Line (28 minutes from Kamifukuoka Station). Ikebukuro is roughly 45 minutes by train from Shingashi. According to the listing, Terao Junior High School is 858 m away, Takashina Daini Nursery 739 m and Ushiko Elementary School 1,632 m. The site is in a Category 1 low-rise residential zone (building coverage 50%, floor-area ratio 100%) within the urbanization promotion area, on flat land south of the Shingashi River and west of the Terao retention basin.

The price is 4.9 million yen for 59.01 sqm of land (registered area, about 17.85 tsubo). The land category is residential, the tenure is freehold and there is no building-contractor condition. The lot fronts a 4.0 m public road on the west with 9.1 m of frontage (per the listing), with no private-road burden and no setback noted. The existing wooden two-storey house (built May 1972, 26.48 sqm + 22.35 sqm = 48.83 sqm, 2K) is sold as-is with the seller's liability for non-conformity waived, and delivery is immediate in current condition. The listing is a general (non-exclusive) brokerage by Starts Pitat House Fujimino, first published on 13 September 2026, with the best use shown as "other land". Note that the lot is not delivered vacant: demolition of the old house is at the buyer's expense.

The assessed ratio is 126.5%. For the land we use 105,000 yen/sqm, the most common road-price band on the local streets of Oaza Terao in the 2026 (Reiwa 8) road-price map (sheet 26139), applied to the full 59.01 sqm (6,196,050 yen). The house is 54 years old, beyond the 22-year statutory life for wooden buildings, so its value is zero. The 4 m road the lot fronts carries no road price of its own, so we borrow the value of the adjacent 105,000 yen street; even the lowest band on the sheet (100,000 yen) gives 120.4%, and the 2024 figure of 96,000 yen gives 115.6%, so the conclusion does not change. The three-year trend is 96,000 yen (2024), 99,000 yen (2025) and 105,000 yen (2026), a rise of about 9.4% over two years. The asking price of 4.9 million yen is below the road-price-based land value of about 6.2 million yen. The reasons readable from the listing are the buyer-paid demolition of the as-is, liability-waived old house, the small 59 sqm lot where a 50% coverage ratio limits the building footprint to about 29.5 sqm, and the general brokerage; no disclosure matters, encroachments, ground tenants or occupants are mentioned.

We reviewed the athome photos: two exterior shots, the frontage road, the site plan and an interior. The west frontage road is level with the lot, with no step and no stair access. The block wall on the road side is four courses (about 0.8 m) but the ground is at the same level on both sides, so it is a boundary wall rather than a retaining wall. The neighbours to the north and south sit on the same ground level with no retaining walls or steps, and the house stands apart from its neighbours with a gap on each side; it is not a flag lot. The east (rear) boundary is not visible in the photos, but Geospatial Information Authority elevation data shows both the lot and the road at about 13 m, on flat ground. The listing states the site is outside hazard-map areas, but as it lies on low ground about 185 m south of the Shingashi River, please check the Kawagoe City hazard map for flood-inundation zoning. The listing gives no shops or restaurants, so the nearby places below were found on OpenStreetMap and are shown as straight-line distances from the listing's map position.