[Assessed 93.1%] Land in Niiza, Saitama — 6 min from Niiza Sta.

A 1,129.93 sqm plot of land a 6-minute walk (about 434 m in a straight line) from Niiza Station on the JR Musashino Line. Shiki Station on the Tobu Tojo Line is also reachable by a 10-minute bus ride plus a 7-minute walk from the south exit. The area is a Category I low-rise exclusive residential zone (building coverage 50%, floor area ratio 80%), with Niiza Municipal Owada Elementary School and Niiza Municipal Fourth Junior High School within walking distance.

The asking price is 170 million yen. An old house stands on the site, while the registered land category is still farmland, so a buyer needs to confirm whether conversion procedures under the Agricultural Land Act apply. The shape is irregular: the main plot fronts the road for 36.29 m on the northwest side, and an additional section of roughly 190 sqm is connected by a 2.09 m wide neck on the east side. The plot faces a public road on one side only, and the site plan states a setback of 38.19 sqm and an effective site area of 1,091.74 sqm. Note that the listing does not state the road category or width; the setback of about 1.05 m across the frontage suggests a Building Standards Act Article 42-2 road widened from 2 m to 4 m, but this is unconfirmed.

The assessed land value is 158.3 million yen, calculated as the effective site area of 1,091.74 sqm times the fiscal 2026 inheritance-tax road price of 145,000 yen per sqm, giving an assessed ratio of 93.1% against the asking price. There is no building value in this land transaction. No road price is assigned to the road the plot faces, because the site sits inside the Niiza Station North Exit land readjustment project area, which is individually appraised. We therefore adopted the lowest band directly adjoining the project area, 145,000 yen per sqm. Other bands on the same map are 185,000 yen per sqm on the prefectural road, 150,000 to the east and 160,000 to the west, and no band nearby falls below 145,000. Over three years the road price moved 140,000, 145,000 and 145,000 yen per sqm, a rise of 3.6%.

The listing contains no photographs of the site itself, only pictures of nearby facilities and a site plan, so retaining walls, any step up from the road, and the condition of the old house could not be checked from images. Elevation data from the Geospatial Information Authority of Japan at ten points around the plot reads 29.5 to 30.1 m (a maximum difference of 0.6 m), aerial photographs show no slopes or retaining walls, and the listing describes the terrain as flat, but a site visit has not been made. Because the plot lies within a land readjustment project area, the listing also omits whether it is replotted or pre-replotted land, any liquidation charges, and whether permission under Article 76 of the Land Readjustment Act is required.