[Assessed 100.8%] Land in Asaka, Saitama — 19 min from Asaka Sta.

This listing (SUUMO and LIFULL HOME'S) has no site photographs at all, so we could not confirm the presence of retaining walls, level differences from the road, stepped access, a flag-lot shape or the condition of the old house. Negishidai 7-chome sits on the edge of a plateau, and the elevation drops sharply within a few dozen metres south-east of the listed coordinates, so an on-site check or an enquiry to the agent is needed.

A plot of land (with an old house, no building conditions) in Negishidai 7-chome, Asaka City, Saitama, a 19-minute walk from Asaka Station on the Tobu Tojo Line. The listing gives nearby facilities as Negishidai Nursery 210 m, Asakadai Kindergarten 680 m, 7-Eleven Wako Niikura 2-chome 850 m, Seiyu Asaka Negishi 1,040 m, Inageya Wako Niikura 1,250 m, EQUIA Asaka 1,360 m, Asaka Daini Elementary School 1,710 m and Cainz Asaka 2,110 m. Zoning is Category 1 low-rise exclusive residential (60% building coverage, 100% floor area ratio) in the urbanisation promotion area, the land category is residential, and no other restrictions are listed.

Land 78.22 sqm (registered), freehold, no private-road burden, fronting a 4 m public road on the south-east side only. The plot plan is a trapezoid wider on the road side with the north-east corner cut diagonally; no lot number is shown. The listing does not say who bears the demolition cost of the old house; utilities are public water, mains sewer and city gas, handover is negotiable, and the agent is Jukyo Asakadai branch (exclusive agency). SUUMO's information date is 11 September 2026, and the same property is listed on LIFULL HOME'S on the same terms.

For the assessed value we traced every local road in Negishidai 7-chome on the 2026 rosenka map (sheet 40037) and took the most frequent figure, 165,000 yen/sqm (leasehold ratio D), as the representative value. Calibrating the listed coordinates against house numbers on the map places the property along the 165,000 yen/sqm road running between blocks 29 and 30, so the frontage band equals the representative value. Land comes to about 12.91 million yen, or 100.8% of the 12.8 million yen price; the neighbouring band of 160,000 gives 97.8%, and the lowest band in the district, 155,000, still gives 94.7%. The district's rosenka has risen three years in a row (155,000 → 160,000 → 165,000 yen/sqm).

The land price of about 163,600 yen/sqm is almost identical to the rosenka. The below-market price may reflect the cost of demolishing the old house, the irregular trapezoid shape and the proximity to the plateau edge. The Geospatial Information Authority's 5 m elevation mesh shows the north-west side of the frontage road (the property side if the road is to the south-east as listed) flat at 28.0-29.1 m for 30 m back, whereas the south-east side falls to 26.8 m at 10 m, 23.2 m at 30 m and 20.2 m at 50 m. Within the calibration error (about ±25 m), if the site were on the southern edge of block 30 there could be a 2-3 m level difference.