[Assessed 98.3%] Land in Kawagoe, Saitama — 14 min from Kami-Fukuoka Sta.

⚠️ This is land sold with a building condition: within three months of the land contract with the seller, Yokota Kensetsu Co., Ltd., the buyer must sign a construction contract with Misawa Homes. According to the listing, if the construction contract is not concluded within that period, the land contract is cancelled and all money paid is refunded in full without interest. Note that you cannot freely choose the builder.

Lot No. 15 of "Four Season Terao", a newly developed 18-lot subdivision in Oaza Terao, Kawagoe, a 14-minute walk (about 1,100 m) from Kami-Fukuoka Station on the Tobu Tojo Line and 21 minutes from Shingashi Station. The freehold lot is 116.40 m² (about 35.21 tsubo) and priced at 14.8 million yen, a regular-shaped lot with about 7.4 m of frontage on a newly built development road about 4.5 m wide inside the subdivision. There is no private road share. It is in a Category 1 Low-Rise Exclusive Residential Zone (50% building coverage / 100% floor area ratio) within the urbanization promotion area; the registered land category is farmland, but grading is complete and the lot is currently vacant. It is next to the garbage collection point. Public water, public sewer and city gas are available, and a water connection contribution of 246,400 yen (tax included, 20 mm meter) plus design review and inspection fees are charged separately.

For the assessment, the new development road that Lot No. 15 faces has no route price yet on the 2026 map, so we used 125,000 yen/m², the most common value among the local streets of Oaza Terao on the same route price map. This band has risen by 5,000 yen each year from 115,000 yen in 2024. As this is land only, the assessed ratio is about 98%. Using the 130,000 yen/m² of the city roads surrounding the subdivision gives about 102%, and using the lower band in the north of the district (110,000 yen/m²) gives about 86%, so the result depends on which value is taken.

In short, the price is roughly in line with the route-price-based land value, but the building condition and the note in the property outline that the land is subject to restrictions under the Act on Protection of Cultural Properties (it appears to be a buried cultural property site) should be checked before signing. The map coordinates in the listing are about 650 m too far north; we identified the location from the car-navigation address on the site map (Terao 850-1) and the address on the seller's dedicated website. Terao Junior High School (490 m) and Terao Elementary School (730 m) are nearby. Distances to Yaoko Kawagoe Tōma, Commodi Iida Shingashi and the schools are from the listing; distances to FamilyMart and the two restaurants are straight-line distances from the geocoded point of lot number Terao 850 (locations registered in OpenStreetMap).