![[Assessed 80.9%] Apartment building in Kawaguchi, Saitama — 20 min from Minumadai-shinsuikoen Sta.](https://www.kenbiya.com/upload/p4723/4723584/1787974265985-ri4_000.jpg)
[Assessed 80.9%] Apartment building in Kawaguchi, Saitama — 20 min from Minumadai-shinsuikoen Sta.
Property Overview
| Location | Kawaguchi, Saitama |
| Nearest Station | Nippori-Toneri Liner Minumadai-shinsuikoen Sta. |
| Walk | 20 min walk |
| Assessed Ratio | 80.9%Assessed 80.9% |
| Price | ¥105,280,000 |
| Type | Apartment building |
| Expected Yield | 6% |
| Structure | Wooden |
| Built | Built Aug 2026 (0 years old) |
| Land Area | 286.43㎡ |
| Building Area | 250.49㎡ |
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.
| Kenbiya | ¥105,280,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥30,075,150 |
| Building assessed value | ¥55,107,800 |
| Total assessed value | ¥85,182,950 |
| Asking price | ¥105,280,000 |
| Assessed ratio | 80.9% |
Calculation basis
- Land = road price ¥105,000/m² × land area 286.43m²
- Building = replacement cost ¥220,000/m² × floor area 250.49m² × remaining life 22y ÷ statutory life 22y
- Built Aug 2026 (0 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +5.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 100,000 | — |
| 2025 | 105,000 | +5.0% |
| 2026 | 105,000 | ±0.0% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because the site lies inside a land readjustment project area with no published road price, we checked the basis of our estimate against the valuation multiplier table and adjacent road price maps, and checked ground levels using the two listing photos and GSI elevation data.
What We Could Not Confirm
- The site is inside a land readjustment project area, but the listing does not state whether a provisional replacement lot has been designated or whether a settlement payment applies. Confirmation with the seller is needed.
- No inheritance-tax road price is published for the site; the land unit price here is estimated from nearby bands. Depending on the band used, the assessed ratio ranges from 79.55% to 89.1%.
- The listing says the building is currently leased, but the number of occupied units, rents and lease terms are not given.
- The base of the rear (northeast) boundary block wall is hidden by gravel in the photos, so the visible height is only a lower bound. The land category field is also blank.
※ 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
A newly built apartment building at 913 Higashi-Hongo, Kawaguchi, Saitama, a 20-minute walk from Minumadai-shinsuikoen Station on the Nippori-Toneri Liner. The site is in a quasi-industrial zone (60% building coverage, 200% floor area ratio) and fronts a 6.00 m public road on the southwest side; the listing states that no setback is required. ⚠️ The site lies inside the Shingo-Tobu No. 2 land readjustment project area, where no inheritance-tax road price (rosenka) is published and land is valued individually.
Completed in August 2026, the two-story wooden building has six 1LDK units (35–49 ㎡ each), with 250.49 ㎡ of floor area on 286.43 ㎡ of land. The seller is the developer itself (Hajime Construction Co., Ltd.), and this is a completed building sold whole, not land with a building condition. The asking price is ¥105.28 million; projected full-occupancy rent is ¥6.317 million a year, a gross yield of 6.00%, and the listing says the building is currently leased. All units have separate bath and toilet; a designated management company and an internet fee apply.
⚠️ The land unit price of ¥105,000/㎡ used here is not a published road price. It is an estimate taken from the neighborhood-road band in Oaza Higashi-Hongo directly adjoining the project area (2026 road price map 28118). Higashi-Hongo is a large oaza without chome subdivisions and its bands vary, so we used the band adjoining the project area, the area the property belongs to, as the representative value. Using the ¥100,000/㎡ band about 800 m to the west in the same oaza (map 28117) would lower the assessed ratio from 80.91% to 79.55%. Because the building is new, it accounts for about ¥55.1 million, roughly 65% of the total assessed value, while the land accounts for about ¥30.08 million. This nearby band moved 100,000 → 105,000 → 105,000 yen/㎡ over three years.
Because the site is inside a land readjustment area, the listing does not say whether a provisional replacement lot has been designated or whether a settlement payment applies; this needs to be confirmed with the seller. The two listing photos and GSI elevation data show the road and the site at about the same level, with a height difference of about 0.4 m to the surroundings. Distances to nearby places are straight-line distances from the GSI address-search point for 913 Higashi-Hongo to shops recorded in OpenStreetMap.
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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