[Assessed 109.4%] Detached house in Tokorozawa, Saitama — 12 min from Sayamagaoka Sta.

This is a detached rental house in Wagahara 1-chome, Tokorozawa, Saitama, a 12-minute walk from Sayamagaoka Station on the Seibu Ikebukuro Line. It fronts a 20 m-wide public road on the northeast side, which from its location appears to be National Route 463 (the Tokorozawa-Iruma Bypass). Being on a main road, noise and traffic are worth bearing in mind. In a straight line from the coordinates given in the listing, Nankintei is about 150 m, an Ecos supermarket about 280 m and Soba-dokoro Yoshinoya about 370 m away (store positions from OpenStreetMap; not measured from the exact position of the house). The listing map also shows Saizeriya, Gyoza no Ohsho and others.

The price is ¥6.7 million. The two-storey wooden house was built in August 1971 and has 68.16 m² of floor area; no floor plan is given. It is currently let, with an expected annual income of ¥804,000 (¥67,000 a month) and a listed gross yield of 12.00%. The "net 12%" in the listing title is the same figure as the gross yield (expected income divided by price), and the listing does not say whether any expenses have been deducted. The land is 67.71 m² per the registry and freehold, but the "about 20.16 tsubo" (about 66.64 m²) in the listing title does not match. The lot is in a quasi-residential zone, and the fields for building coverage, floor-area ratio, land category and city planning are blank. The only listed caveats are that the sale is as-is and that the judicial scrivener is designated by the seller; the handover date is negotiable.

We used the FY2026 road price of ¥110,000/m², the most common value on the local streets of Wagahara 1-chome. It moved from ¥105,000 in 2024 to ¥105,000 in 2025 and ¥110,000 in 2026. The bypass the lot faces carries a road price of ¥125,000/m², but as a representative value for the area that errs on the high side, so we took the more conservative most common value instead (at ¥125,000 the assessed ratio would be 124.3%). Using the smaller land area of 66.64 m² the ratio is 109.4%; with the registered 67.71 m² it would be 111.2%. At 55 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.

There are four listing photos: three exterior views taken from Google Street View (2023) and one map. On every side the road and the lot are at about the same level, with no retaining wall, step at the frontage or stairs, and the house stands on its own with gaps to the neighbours on both sides. A transmission tower appears in the background, but whether power lines pass over the lot could not be confirmed. The lot fronts a 20 m public road directly and no private-road share is listed, while the exact land area and the blank planning restrictions need to be confirmed with the agent.