[Assessed 167.5%] Land in Asaka, Saitama — 12 min from Asaka Sta.

⚠️ Notes on price and lot size. The asking price of 3,900,000 yen is only about 60% of the road-price total of 6,530,000 yen (165,000 yen/sqm x 39.6 sqm), and the listing information alone cannot explain why the price is this low. The lot is a very small 39.6 sqm (about 11.97 tsubo); some category-1 low-rise residential zones in Asaka have a minimum lot-size rule, so whether the lot can be rebuilt on as a single site must be confirmed with the city and the agent. The lot comes with an old single-storey wooden house, and the listing says nothing about who bears the demolition cost, nor about any share in the 4 m private road on the north-west side or consent for passage and excavation. The listing's terrain field says "sloping", and the level difference along the two rear boundaries, which are not shown in the photos, could not be confirmed.

This is a plot of land in Negishidai 7-chome, Asaka City, Saitama, 12 minutes on foot from Asaka Station on the Tobu Tojo Line. The block number is not disclosed, but the location data in the same property's LIFULL HOME'S listing places it near block 1 of 7-chome; Wakoshi Station is also 23 minutes on foot. In straight-line distance from the estimated location, FamilyMart is about 290 m away, Seiyu about 430 m and My Basket Asaka Negishidai 1-chome about 500 m.

The land is 39.6 sqm (registered, excluding any private road), freehold, classified as residential land, in a category-1 low-rise residential zone (70% building coverage, 100% floor-area ratio) within the urbanisation promotion area. It is a corner lot fronting a 4 m private road on the north-west (8 m frontage) and a 4 m public road (6 m frontage with a 2 m corner cut), so it fronts a public road directly. No setback is required, and an old single-storey wooden house stands on the lot. The price is 3,900,000 yen; the Kenbiya listing went public on 15 September 2026, and LIFULL HOME'S has carried it under an exclusive agency agreement since 14 September 2026.

The FY2026 inheritance-tax road price is 165,000 yen/sqm (map 40037), the most common band among the local streets of Negishidai 7-chome. Applied to 39.6 sqm, the assessed land value is 6,534,000 yen; the old house is not counted, giving an assessed ratio of 167.5% against the asking price. The local streets around the estimated block 1 carry bands of 175,000 to 210,000 yen, higher than the representative value, and even the chome's lowest band of 155,000 yen gives 157%. The road price has risen about 6.5% over three years, from 155,000 yen (FY2024) to 160,000 (FY2025) and 165,000 (FY2026).

We reviewed three exterior photos, the plot plan and the road photo from Kenbiya, plus the corner-lot exterior from LIFULL HOME'S. On both the private-road and public-road sides the ground is roughly level with the road, with retained height of at most about 0.5 m and no retaining wall or stepped access. A 1.5-2 m concrete retaining wall visible in the photo looking up the public road belongs to the lot across the road. GSI elevation data shows a terrace scarp of about 3 m some 5-10 m west to south-west of the estimated location, with this lot on the lower, flat side; however, the two rear boundaries are not in any photo and the position carries some error, so we cannot rule out a level difference there.