[Assessed 103%] Land in Kawagoe, Saitama — 10 min from Shingashi Sta.

A plot of land in Terao, Kawagoe, a 10-minute walk (800 m) from Shingashi Station on the Tobu Tojo Line. Kami-Fukuoka Station on the same line is a 24-minute walk. The zoning is Category 1 low-rise exclusive residential (building coverage ratio 50%, floor area ratio 100%), and the site is in an Article 22 zone under the Building Standards Act. By the listing's own measurements, Drug Ace Shingashi is about 400 m away, Comodi Iida Shingashi and 7-Eleven Kawagoe Suna are about 500 m each, and Takashina Elementary School is about 800 m.

The land is 79.74 m² (registered, about 24.12 tsubo) held in freehold, with land category "residential" and currently vacant. There is no building condition and it can be handed over immediately. It faces a 4 m public road on the west, with a frontage of about 13.6 m read from the lot plan. The lot is a trapezoid, 4.1 m on the north side and 9.2 m on the south, and the north side faces a passage. There is no private road burden, and public water, public sewer and city gas are available. In the listing photos the lot is flat and level with the road, with no retaining wall or steps up from the road.

Valuing the land at the 2026 route price of 115,000 yen/m² gives about 9.17 million yen, an assessed ratio of about 103.0% against the 8.9 million yen price. The other restrictions field lists a 4 m² "share of the north passage". On the lot plan the north passage is drawn as a separate shape outside the lot, so we treat these 4 m² as a co-owned share of a separate parcel and do not deduct them. If the 4 m² were included in the 79.74 m², the effective area would be 75.74 m² and the ratio about 97.9%. Because the lot number is not disclosed, we used the most common route price band in the surrounding area; even the lowest band in Terao, 97,000 yen/m², would give about 86.9%.

⚠️ The price of 8.9 million yen is below the land value based on the route price (about 9.17 million yen). As far as we could confirm, the road access is via a public road with no private road burden, and the lot is flat and fully usable. Possible reasons for the discount are the trapezoid shape narrowing to 4.1 m on the north, the limited building volume on about 24 tsubo in a Category 1 low-rise zone, and the chance that it has been on sale for over a year, since the site photos were taken in July 2025. The registration details of the passage share and the lot number need to be confirmed with the listing agent.