[Assessed 85%] Detached house in Kawaguchi, Saitama — 10 min from Minami-Hatogaya Sta.

A newly built detached house in Hatogaya-Midoricho 2-chome (block 20), Kawaguchi City, Saitama, a 10-minute walk from Minami-Hatogaya Station on the Saitama Rapid Railway. From Nishi-Kawaguchi Station on the JR Keihin-Tohoku Line it is a 12-minute bus ride to the Hatogaya-Midoricho stop and a 2-minute walk; Kawaguchi-Motogo Station is about 2.3 km by car. The listing gives nearby facilities as a 7-Eleven (2 min walk), a My Basket supermarket (4 min), Maeda-Nishi Park (5 min), Minami-Hatogaya Elementary School (9 min), Saitama Kosei Hospital (9 min) and a Matsumoto Kiyoshi drugstore (10 min). Zoning is Category 1 medium-to-high-rise exclusive residential (partly Category 1 residential) with a 60% building coverage ratio and 160% floor area ratio (limited by the frontage road width), plus landscape-law regulations, a designated residential-land development regulation area, a Building Standards Act Article 22 zone and the city landscape ordinance.

This is Building No. 1 of "LIGARE Kawaguchi Hatogaya-Midoricho Phase 1, 3 units": a three-storey wooden 4LDK completed in June 2026 with a floor area of 119.81 sqm on 71.96 sqm of land. Freehold, no private-road burden; the site fronts a 4 m public asphalt road on its west side only. On the plot plan it is the northernmost of the three lots (6.20 m frontage), and the land area includes about 0.5 sqm of agreed passage along the neighbouring boundary (a right of way is to be registered). A built-in garage of about 14.07 sqm on the ground floor accounts for 11.7% of the floor area. The listing shows a 10-year defect warranty, a 20-year ground warranty and ZEH-level performance; the building confirmation number is KBI-YKH26-10-0036 and others, and the house is vacant and available for immediate handover. Kenbiya lists it as a rental house with "3 units in total", but that refers to the three-building development; this property is a single detached house, Building No. 1. No rent or yield is given. The same property is listed on SUUMO (Home Trade Center Urawa, 46.99 million yen, price updated 14 September 2026; Toho House and Myhome list it at the same price) and Kenbiya (Suncity Home Omiya, 47.99 million yen); we use the lowest price of 46.99 million yen.

For the assessed value we traced every local road in Hatogaya-Midoricho 2-chome on the 2026 rosenka maps (sheets 28146 and 28135) and took the most frequent figure, 190,000 yen/sqm (leasehold ratio D), as the representative value. Another agent's listing gives the address as 2-20-8, which pins down block 20, and the road on the west side of that block, which the property fronts, is also 190,000 yen/sqm. Land is assessed on 71.46 sqm after deducting the 0.5 sqm of agreed passage, about 13.58 million yen, and the zero-year-old building at about 26.36 million yen, a total of about 39.94 million yen, or 85.0% of the 46.99 million yen price (85.2% without the 0.5 sqm deduction). The built-in garage is kept in the floor area for the assessment, but if the building is calculated on 105.74 sqm excluding the roughly 14.07 sqm garage, the ratio falls to 78.4%, below 80%. At Kenbiya's 47.99 million yen price the ratio is 83.2%.

In SUUMO's three site photos and plot plan and Kenbiya's exterior photo, the frontage road is flat and the garage floor and entrance are almost level with it (less than 0.2 m). Three identical three-storey houses stand in a north-south row, but there are gaps between them and the side walls are independent, so these are not terraced houses sharing a wall. The northern neighbour (an existing two-storey house) and the southern neighbour are both at the same ground level with only low boundary fences, and we found no retaining walls, stair access or slopes. The Geospatial Information Authority's 5 m elevation mesh puts the surrounding blocks on flat low ground at 1.3-2.1 m along the Shiba River, so there is no level difference, but the low elevation means the flood hazard zone should be checked. The rear (east) boundary does not appear in any photo.