[Assessed 145.6%] Detached house in Fujimi, Saitama — 10 min from Tsuruse Sta.

This is a pre-owned detached house in Kamisawa 1-chome, Fujimi, Saitama, listed as a 10-minute walk from Tsuruse Station on the Tobu Tojo Line. The land is in a Category 1 medium-to-high-rise exclusive residential zone (building coverage 60%, floor area ratio 200%) within the urbanization promotion area. Nearby are Sukiya (approx. 360m), the Korean restaurant Myeongdong (approx. 390m), the Ecos supermarket (approx. 420m), Steak no Don (approx. 430m), Drugstore Seki (approx. 430m) and Ministop (approx. 560m). These are straight-line distances from the representative point of block 7 of Kamisawa 1-chome, where the property is located, not from the property itself.

The building is a two-story wooden house built in March 1973 (53 years old) with a 4K layout (a 6-mat Japanese room, a 4.5-mat Western room, kitchen, bath and toilet on the ground floor; 6-mat and 4.5-mat Japanese rooms and a balcony upstairs) and a building area of 61.20㎡, on 54.47㎡ of freehold residential land (registered area). The price is ¥5.8 million. The house is currently vacant; the listing gives an estimated rent of ¥60,000 per month (¥720,000 per year), a gross yield of 12.41%. In the photos, the front road is flat asphalt; the garden behind the block wall along the road is at road level, so the wall does not retain soil, and the entrance is one step up. Both neighboring lots are at the same level, and no retaining wall or stepped access is visible. The house stands close to its neighbors, but we judged it to be a detached building rather than a row house: there are gaps to the neighboring houses on both sides, the eaves of the gabled roof end at both sides, there is a downpipe on the right side, the floor plan shows windows on the outer walls of the Japanese rooms on both floors, and an interior photo shows a corner room with windows on two sides.

The assessed ratio is 145.6%. The building is past the statutory useful life for wooden buildings (22 years), so it is valued at ¥0 and the assessment covers the land only. We could not identify from the photos or aerial imagery which road on the route price map the property fronts, so we adopted ¥155,000/㎡, the most common value on the local streets of Kamisawa 1-chome. Even the lowest value in the area, ¥140,000/㎡, would give 131.5%. The listed land area of 54.47㎡ is used as is; because the width of the front road is unknown, no setback has been deducted. If the road were 3m wide with a frontage of about 7m, a setback of about 3.5㎡ would be required and the ratio would be 136.2%.

⚠️ The road access and private road burden fields in the listing are blank, so the listing does not show the direction, width or type of the front road, whether the lot touches a road under the Building Standards Act for at least 2m, or whether the house can be rebuilt. ⚠️ The price of ¥5.8 million is below both the total route-price value of the land (approx. ¥8.44 million) and the total at the lowest value in the area, ¥140,000/㎡ (approx. ¥7.63 million). These points, including why the price is this low, need to be confirmed with the listing agent.