[Assessed 88.9%] Detached house in Kawaguchi, Saitama — 20 min from Warabi Sta.

⚠️ The front road is a private road about 3.8m wide (a designated road, unpaved), short of 4m. The listing states that a 0.35㎡ setback is required. A separate listing of the same property (Kenbiya No. 4667821) states explicitly that rebuilding is permitted. This private road has no road price of its own, so our assessment uses ¥215,000/㎡, the most common value on the local roads of Shibafuji 1-chome, as the representative price. The local road that the private road connects to is ¥190,000/㎡; at that value the assessed ratio drops to 78.6% (80.7% at ¥195,000/㎡). The assessed ratio of this property depends heavily on which road price is used.

This is a wooden detached house in Shibafuji 1-chome, Kawaguchi, Saitama, priced at ¥9.99 million. It is a 20-minute walk from Warabi Station on the JR Keihin-Tohoku Line, or a 4-minute bus ride from Warabi Station to the "Shibazono Shobosho" stop followed by a 4-minute walk. The land is 41.32㎡ (about 12.49 tsubo), freehold, plus a separate 6.68㎡ share of the private road. It lies in a Category 1 Residential Zone (60% building coverage, 200% floor area ratio) and a quasi-fire prevention district. The building has 39.74㎡ of floor area in a 3DK layout (LDK 7.2 tatami on the 1st floor, two 4.5-tatami Western-style rooms and a balcony on the 2nd, a 4.5-tatami Japanese-style room on the 3rd), with separate bath and toilet, public water, public sewer and city gas. It is currently rented at ¥69,400 per month (¥832,800 per year), for a listed gross yield of 8.33%.

⚠️ The listings contradict each other. The build date is August 1987 in this listing and February 1987 in the other; we use the older date, February 1987. The number of floors is three on the floor plan but two in the other listing's floor field. The terms are a public-offer sale, as-is, with the seller exempt from non-conformity liability, and boundaries will not be marked out. Note that the "fixed asset tax road price of ¥125,000/㎡" in the other listing's remarks is the value used for fixed asset tax, which is a different figure from the inheritance tax road price (¥215,000/㎡) used in this assessment.

Our assessment values the land at the FY2026 road price of ¥215,000/㎡. The wooden building is 39 years old, past its 22-year statutory useful life, so it is valued at zero (the same whether it was built in August or February), giving an assessed ratio of 88.9%. We did not deduct the 0.35㎡ setback; with the deduction the ratio would be 88.2%. The representative road price rose from ¥195,000 in 2024 to ¥205,000 in 2025 and ¥215,000 in 2026. The listing names no nearby facilities, so we searched OpenStreetMap by straight-line distance from a reference point in Shibafuji 1-chome block 16: within Kawaguchi there is a Mammy Mart supermarket at about 590m and a Maruetsu at about 620m, and restaurants are about 1km away.