[Assessed 136.4%] Detached house in Tokorozawa, Saitama — 7 min from Sayamagaoka Sta.

⚠️ Rebuilding this house comes with conditions. The listing notes state that the designated private road on the northwest side must be restored when the house is rebuilt, that the building exceeds the permitted floor-area ratio, and that there is an unregistered extension of about 13.94 m² (per the tax certificate). The listing does not say the lot cannot be rebuilt on, but the current house cannot simply be replaced as it is. The lot fronts only a private road on the southeast side, with a designated width of 4 m but an actual width of less than 4 m, and comes with a 1/17 share of the 172 m² private road. The land is still registered as forest. The registered floor area of 41.19 m² plus the unregistered extension of about 13.94 m² comes to about 55 m², above the 51 m² allowed by the 51.00 m² lot at a 100% floor-area ratio. The listing gives no area for the road portion to be restored; if it lies within the 51.00 m² lot, the usable building land shrinks and the land valuation falls accordingly. The price of about ¥84,000 per m² of land appears to reflect these constraints.

This is a detached rental house in Sayamagaoka 2-chome, Tokorozawa, Saitama, a 7-minute walk from Sayamagaoka Station on the Seibu Ikebukuro Line and 16 minutes from Musashi-Fujisawa Station. It is in a Category 1 low-rise exclusively residential zone (60% building coverage, 100% floor-area ratio). Measured in a straight line from the point returned by the GSI address search for lot 28, a Big-A is about 330 m, a Mammy Mart about 430 m and a Saizeriya about 510 m away (store positions from OpenStreetMap; not distances from the house itself). The two-storey wooden house (2K) was built in August 1968 and has a registered floor area of 41.19 m². The land is 51.00 m² per the registry and freehold, with no parking. The price is ¥4.3 million. The house is currently vacant, and no expected rent or yield is listed.

We used the FY2026 road price of ¥115,000/m². Local streets in Sayamagaoka 2-chome range from ¥110,000 to ¥120,000/m², and this is the most common value. It moved from ¥110,000 in 2024 to ¥115,000 in 2025 and ¥115,000 in 2026. The private road the lot faces has no road price of its own, so the actual valuation could be lower (at ¥110,000 the assessed ratio would be 130.5%). At 58 years old the house is past the 22-year statutory life for wooden buildings, so the building counts for nothing and the ratio comes from the land alone. The unregistered extension is not included in the floor area. Even if the road portion to be restored lies within the lot, the ratio falls below 100% only if the usable land drops below about 37.4 m².

Only one listing photo shows the exterior, taken from the private road on the southeast side. The road and the lot are at about the same level, with a block wall of roughly 0.4–0.6 m and a planting strip along the road, and a single step up to the entrance. The neighbouring houses on both sides sit at the same ground level with gaps in between, so this is a stand-alone house. The northwest (rear) and far side boundaries do not appear in the photos. The low price is the flip side of the conditions above: road restoration on rebuilding, the excess floor-area ratio, the unregistered extension and frontage only on a private road. Anyone considering it should confirm the rebuilding conditions and the private-road rights with the agent and Tokorozawa City beforehand.