![[Assessed 82.5%] Condominium building in Kawaguchi, Saitama — 13 min from Nishi-Kawaguchi Sta.](https://img.rakumachi.jp/c/property/nCaLl2OGkxxXzNYoDbEvog__/118623741)
[Assessed 82.5%] Condominium building in Kawaguchi, Saitama — 13 min from Nishi-Kawaguchi Sta.
Property Overview
| Location | Kawaguchi, Saitama |
| Nearest Station | JR Keihin-Tohoku Line Nishi-Kawaguchi Sta. |
| Walk | 13 min walk |
| Assessed Ratio | 82.5%Assessed 82.5% |
| Price | ¥180,000,000 |
| Type | Condominium building |
| Expected Yield | 5.47% |
| Structure | Heavy steel frame |
| Built | Built Jan 2014 (12 years old) |
| Land Area | 278㎡ |
| Building Area | 349.38㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Rakumachi | ¥180,000,000View listing |
| Rakumachi | ¥180,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥80,620,000 |
| Building assessed value | ¥67,820,824 |
| Total assessed value | ¥148,440,824 |
| Asking price | ¥180,000,000 |
| Assessed ratio | 82.5% |
Calculation basis
- Land = road price ¥290,000/m² × land area 278m²
- Building = replacement cost ¥300,000/m² × floor area 349.38m² × remaining life 22y ÷ statutory life 34y
- Built Jan 2014 (12 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +11.5%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 260,000 | — |
| 2025 | 280,000 | +7.7% |
| 2026 | 290,000 | +3.6% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than reprinting the listing, we checked the 2026 roadside value map and the nine listing photographs, and set out how we decided the two points that swing the assessment: the structure type and the treatment of the private-road burden.
What We Could Not Confirm
- Whether the structure is heavy or light steel cannot be confirmed from the listings. If light steel, the assessment ratio falls to 64.2 percent.
- For the private road to the south, the listings do not state whether there is a share and in what proportion, whether it is a designated road, or whether the 67 sq m burden is included in the land area. If included, the ratio is 71.7 percent.
- If no roadside value is assigned to the private road, we have borrowed the 290,000 yen of the adjoining district road; a specific roadside value, once set, may be lower.
- The listing agent's page leaves the frontage and private-road fields blank and gives no building permit number.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
A single-building apartment block in Nishi-Aoki 4-chome, Kawaguchi City, a 13-minute walk from Nishi-Kawaguchi Station on the JR Keihin-Tohoku Line. The site is in a flat residential area near Aokicho Park, with a Maruetsu supermarket and a FamilyMart within about 300 m, and the Keihin-Tohoku Line runs directly to Ueno and Tokyo.
The building is a three-storey steel-frame structure completed in January 2014 with nine 1LDK units and a total floor area of 349.38 sq m on 278 sq m of freehold land. Zoning is Category 1 residential (60 percent building coverage, 160 percent floor area ratio) within the urbanisation promotion area; there is no parking. It is fully let, with projected annual rent of 9.84 million yen and a gross yield of 5.47 percent.
The asking price is 180 million yen. The 2026 inheritance-tax roadside land value is 290,000 yen per sq m, giving a land assessment of 80.62 million yen. Treating the building as heavy steel (replacement cost 300,000 yen per sq m, 34-year statutory life, 12 years old) gives 67.82 million yen, for a combined assessment ratio of 82.5 percent. The roadside value has risen 11.5 percent over three years from 260,000 yen in 2024.
⚠️ That ratio rests on two assumptions. First, the listing's structure field says only "steel frame" without distinguishing heavy from light; we judged it heavy steel from the ALC panel cladding, the roughly 1.2 m cantilevered balconies and the three-storey design in the photographs. If it were light steel (22-year life, 10 years remaining at 12 years old) the building would be worth 34.94 million yen and the ratio would fall to 64.2 percent. Second, another agent's listing states "private road, south, 4.00 m; private-road burden 67.00 sq m" with no share fraction and no indication that it is included in the land area. If those 67 sq m were part of the 278 sq m, the effective land would be 211 sq m and the ratio 71.7 percent. Because that reading would put the 349.38 sq m floor area over the 160 percent floor area ratio and conflict with the 2014 building permit, we treat the private road as a separate parcel and make no deduction. The structure type and the private-road share and breakdown should be confirmed with the agent.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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