[Assessed 103.3%] Detached house in Tokorozawa, Saitama — 15 min from Shimo-Yamaguchi Sta.

⚠️ There is a retaining wall on the boundary with the northern neighbor (an old concrete-block wall, with the neighbor's ground higher). We estimated the earth-retaining height from the listing photos in three different ways, but the results ranged from 0.45 m to 1.0 m, so the height has not been confirmed. This site's exclusion criterion is an earth-retaining height of 1 m or more, and the upper end of the estimate reaches that line. Please confirm the height on site or by asking the broker before considering a purchase.

A newly built detached house in Oaza Yamaguchi, Tokorozawa, a 15-minute walk from Shimo-Yamaguchi Station on the Seibu Sayama Line (the listing also gives a 20-minute walk to Seibu-Kyujo-mae and Seibuen-Yuenchi stations). It is Building A of the three-lot "Tokorozawa Yamaguchi Phase 19" development; the other two lots are already sold. It is a two-story wooden 4LDK with 98.95 m² of floor area (54.24 m² on the first floor and 44.71 m² on the second) on a surveyed 187.82 m² freehold lot. Completion is scheduled for November 2026 with handover in December, and the house is planned to obtain Long-Life Quality Housing certification and design and construction performance evaluations.

The lot fronts a public road about 4.0 m wide on the east and a designated road about 4.2 m wide at its south-east corner, and includes a co-ownership share (31 m² × 1/3) in that designated road. The southern boundary is a waterway, and there is outdoor parking for two or more cars. Public water, public sewer and city gas are available. For the assessment we used a route price of 76,000 yen/m² for the local street in front (unchanged for three years since 2024), and the land is calculated on the 187.82 m² lot without the separately registered road share. Because the building is new, its assessed value is large and the assessed ratio is about 103%. Yield and expected rent are listed as undecided.

Two legal points need confirmation. The zoning differs between listings, Category 1 Residential Zone (60% building coverage / 200% floor area ratio) versus Category 1 Low-Rise Exclusive Residential Zone (50% / 80%), and the lot plan shows the zoning boundary running near the east edge of the lot. The registered land category is also "paddy field", so the status of the farmland conversion procedure needs to be checked. In short, the assessed value exceeds the price, while the height of the northern retaining wall, the zoning and the farmland conversion should be confirmed before signing. Tokorozawa Municipal Yamaguchi Elementary School (660 m) and Kami-Yamaguchi Junior High School (880 m) are nearby (distances from the listing). Distances to shops and restaurants are straight-line distances from the property's map coordinates, based on locations registered in OpenStreetMap.