[Assessed 80.5%] Detached house in Niiza, Saitama — 15 min from Niiza Sta.

This is a pre-owned detached house in Owada 4-chome, Niiza, Saitama. It is a 15-minute walk from Niiza Station on the JR Musashino Line; the listing also gives a bus route from Shiki Station on the Tobu Tojo Line with a 3-minute walk from the stop. The land is in a quasi-residential zone (building coverage 60%, floor area ratio 200%) within the urbanization promotion area, and is also covered by a landscape plan area and a height control district. It fronts a 6.0m-wide private road on the northwest side. Nearby are Sukiya (approx. 190m), 7-Eleven (approx. 240m), Kohikan (approx. 270m), Kentucky Fried Chicken (approx. 400m) and LOPIA (approx. 480m). These are straight-line distances from the centroid of Owada 4-chome, not from the property itself.

The building is a two-story wooden house built in March 2012 with a 4LDK layout (LDK approx. 17.1 tatami mats) and a total floor area of 104.96㎡, on 116.54㎡ of freehold land. According to the listing it was built by Hajime Kensetsu, the interior has been renovated, there is a parking space, and the house is vacant and available for immediate handover. The price is ¥29.8 million. No rent or yield is listed; the house is intended for owner occupation. In the photos, the land sits above a narrow channel-like passage outside the southwest boundary; the step is roughly 0.3–0.5m at the road end and up to about 0.85m at the far end, which is under 1m. The private road and the parking space are at the same level.

The assessed ratio is 80.5%. Because the road frontage is only 2.5m and the left side of the building front is hidden behind the neighboring house, we treat the lot as flag-shaped and deduct the access strip as 2.5m × 5.0m = 12.5㎡ (a minimum estimate), valuing the land on an effective area of 104.04㎡. If the strip is taken at a middle estimate of about 6m deep (15㎡), counted from the fence panels in the photos, the ratio is 79.3%; without deducting the strip it is 86.8%. The private road in front has no route price, so we adopted ¥150,000/㎡, the most common value on the local streets of Owada 4-chome. Using ¥145,000/㎡ would give 78.8%.

⚠️ The private road burden differs between listings: three SUUMO listings state 27.32㎡, the Tokyu Livable listing states 'none' with a surveyed area of 116.54㎡, and the athome listing leaves it blank. We treat the private road as a separate parcel and have not deducted it, for two reasons: counting 27.32㎡ as part of the 116.54㎡ would put the building coverage at about 63% based on the ground-floor area measured from the floor plan (approx. 56.5㎡), above the designated 60%; and the Tokyu Livable listing says 'none'. If the 27.32㎡ were deducted as part of the lot, the ratio would be 73.1% (66.8% if the access strip is also deducted). No lot plan is available, so whether the private road is a separate parcel or included in the lot has not been confirmed. The share of the private road, consent for passage and excavation, and the actual dimensions of the access strip need to be confirmed with the agent.