[Assessed 122.6%] Land in Tokorozawa, Saitama — 6 min from Sayamagaoka Sta.
Property Overview
| Location | Tokorozawa, Saitama |
| Nearest Station | Seibu Ikebukuro Line Sayamagaoka Sta. |
| Walk | 6 min walk |
| Assessed Ratio | 122.6%Assessed 122.6% |
| Price | ¥3,800,000 |
| Type | Land |
| Land Area | 60㎡ |
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.
| athome | ¥3,800,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥4,657,500 |
| Building assessed value | - |
| Total assessed value | ¥4,657,500 |
| Asking price | ¥3,800,000 |
| Assessed ratio | 122.6% |
Calculation basis
- Land assessed value was entered manually by the operator.
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +4.5%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 110,000 | — |
| 2025 | 115,000 | +4.5% |
| 2026 | 115,000 | ±0.0% |
※ 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 reposting the listing as is, we checked the basis for each figure against the fiscal 2026 road price map and the lot plan. With no photos of the site, all unconfirmed points are listed below.
What We Could Not Confirm
- The width of the access strip is not stated. The lot plan suggests about 2.0–2.1 m, but if it is under 2 m the lot would not meet the frontage requirement and rebuilding might not be permitted.
- Whether the road is private or public is inconsistent (private in the road field, public on the lot plan). At 3.6 m it is under 4 m, and the need for a setback and, if private, the ownership share and consent for passage and excavation are unconfirmed.
- With no photos of the site, the presence of retaining walls, any step from the front road and level differences with neighboring lots have not been checked.
- This is a flag-shaped lot. Being vacant land, there is no question of a building attached to neighbors or of building condition, but the current state of the lot (its land category is forest), such as trees or leftover items, has not been checked either.
- The lot number is withheld and no coordinates are given, so the road price of the street the lot faces has not been identified (105,000–120,000 yen/m² in the district). Distances to nearby places are straight-line distances from the center of the chome, taken from OpenStreetMap.
※ 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
⚠️ No photos of the site itself are posted, and the road access and whether a new building can be put up have not been confirmed. This is a flag-shaped lot, and the width of the access strip is not stated. The lot plan suggests about 2.0–2.1 m, but if it is under 2 m the lot would not meet the road frontage requirement and rebuilding might not be permitted. The listing lists the road as "southeast, 3.6 m, private road", while the lot plan labels it "public road, certified width 3.6 m", and in either case it is narrower than 4 m. Anyone considering it should confirm these points with the agent first.
This is a plot of land in Wakahara 1-chome, Tokorozawa, Saitama, a 6-minute walk from Sayamagaoka Station on the Seibu Ikebukuro Line. An Ecos supermarket is about 80 m and a Mammy Mart about 480 m in a straight line from the center of the chome (not from the lot itself).
The asking price is 3.8 million yen. The land is a vacant 60.00 m² lot (registered) whose land category is forest, listed as flat. It is freehold, in a Category 1 Residential Zone within the urbanization promotion area, with a 60% building coverage ratio and 200% floor area ratio. Water, sewer and city gas are available, and it is sold as is.
The assessed value uses the fiscal 2026 road price of 115,000 yen/m², the most common value on the local streets of Wakahara 1-chome. Excluding the access strip (about 19.5 m²), the usable area of about 40.5 m² gives a land value of about 4.66 million yen and an assessed ratio of 122.6%. Even at the lowest value in the district, 105,000 yen/m², the ratio is 111.9%. The road price went from 110,000 yen in 2024 to 115,000 yen in 2025 and 2026.
The price is below the land value based on the road price. A ratio above 100% may reflect not only a low price but also the unconfirmed points above, such as the width of the access strip, whether the road is private or public, and whether rebuilding is allowed. With no photos, the presence of retaining walls, any step from the front road and the current condition of the lot have not been checked either.
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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