[Assessed 159.4%] Detached house in Kawagoe, Saitama — 15 min from Kamifukuoka Sta.
Property Overview
| Location | Kawagoe, Saitama |
| Nearest Station | Tobu Tojo Line Kamifukuoka Sta. |
| Walk | 15 min walk |
| Assessed Ratio | 159.4%Assessed 159.4% |
| Price | ¥5,800,000 |
| Type | Detached house |
| Structure | Wooden |
| Built | Built Apr 1971 (55 years old) |
| Land Area | 68.47㎡ |
| Building Area | 52.16㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| athome | ¥5,800,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥9,243,450 |
| Building assessed value | ¥0 |
| Total assessed value | ¥9,243,450 |
| Asking price | ¥5,800,000 |
| Assessed ratio | 159.4% |
Calculation basis
- Land = road price ¥135,000/m² × land area 68.47m²
- Building = replacement cost ¥220,000/m² × floor area 52.16m² × remaining life 0y ÷ statutory life 22y
- Built Apr 1971 (55 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +8.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 125,000 | — |
| 2025 | 130,000 | +4.0% |
| 2026 | 135,000 | +3.8% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Rather than relying on the listing's figures, we checked the 2026 roadside land value map No. 26158 and the listing photos ourselves to confirm the representative land value and the site's level differences.
What We Could Not Confirm
- Whether the unregistered portion needs to be registered or corrected, and whether financing is available, cannot be determined from the listing. Confirmation with the seller and a lender is required.
- The gas supply is listed as propane in the specification table but as city gas in the site's feature tags. This article takes the conservative reading of propane.
- The land area is the registered 68.47 square meters; no surveyed area is disclosed.
- With only one interior photo, the condition of the inside and the need for renovation cannot be judged.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
This is a lot with an existing older house in Terao, Kawagoe City, Saitama Prefecture, a 15-minute walk from Kamifukuoka Station on the Tobu Tojo Line. It is a corner lot facing two public roads, 4.1 meters to the northwest and 4.0 meters to the northeast, with no private road burden. Ikebukuro is reached from Kamifukuoka in the low 30-minute range without transferring, and Terao Elementary School (439 m) and Terao Junior High School (669 m) are both within walking distance.
The land area is 68.47 square meters (registry), and the building is a two-story wooden 4DK completed in April 1971 with a registered floor area of 52.16 square meters. The house is currently vacant. Against the price of 5.8 million yen, the land unit price is about 84,700 yen per square meter, below the inheritance-tax roadside land value of 135,000 yen for 2026. Because the building is 55 years and 6 months old, well beyond the 22-year statutory service life for wooden structures, the assessed value of the building is treated as zero.
The assessed value therefore comes from the land alone at 9,243,450 yen, giving an assessed ratio of 159.4% against the asking price. The zoning is Category I exclusively low-rise residential with a 50% building coverage ratio and 100% floor area ratio, so a rebuild on this 68.47-square-meter lot would be limited to 68.47 square meters of floor area. That limit and the age of the house appear to explain the low price.
Please note: the listing states that part of the building is unregistered (approximately 17.58 square meters) and that the building coverage and floor area ratios are exceeded. Adding the unregistered extension to the registered 52.16 square meters gives roughly 69.74 square meters, which exceeds the current limits. The floor plan also marks a Western-style room and the toilet and bath as unregistered extensions. Buyers should confirm loan eligibility, the registration procedure after transfer, and any corrective work costs with the seller and their lender in advance. The assessed value itself is unaffected, since the building is already counted as zero.
The specification table lists propane gas together with public water and sewerage, while the site's feature tags show city gas. Because the two do not agree, this article takes the conservative reading of propane gas and leaves the point unconfirmed.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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