[Assessed 107.4%] Apartment building in Kita Ward, Saitama City, Saitama — 6 min from Tetsudo-Hakubutsukan (Onari) Sta.

Higashi-Onari-cho 1-chome spans five map sheets, so we collected the local-street bands on all five. The most common value, on about 12 segments, is JPY 195,000 per sqm, which we adopted; the circled segments along the old Nakasendo (195,000 to 240,000) are arterial in character and were excluded. The same street moved 185,000 → 190,000 → 195,000 over three years, a rise of about 5.4%. The lot number is undisclosed, so the position within the chome is not fixed, but the neighbouring 190,000 band gives 104.7% and even the lowest band in the chome, 155,000, gives 85.4%, so no band takes the ratio below 80%.

We used the registered 181.81 sqm as is. Kenbiya defines its land area as excluding private-road portions, so the half share of a 51.27 sqm private road noted in the remarks was not deducted again; the Rakumachi listing also shows 181.81 sqm with the private-road field blank. Even if the 25.64 sqm share were included in the area, the usable plot would be 156.17 sqm and the assessed ratio 92.3%.

The listing has two exterior photos and a floor plan. The frontage is a flat asphalt parking area with no step or stairs from the road. A 1.6 to 1.8 m block wall stands on one side boundary, but the ground is at the same level on both sides, so it is not a retaining wall. The building is a standalone two-unit block with no corridor-shaped strip. Geospatial Information Authority elevation data also shows four points in the chome at 14.3 to 15.1 m, i.e. flat. There is no photo of the private road itself, so its width cannot be read from the photos.

The same property is also listed on Rakumachi (registered 27 October 2025, updated 22 September 2026), and the price, land area, floor area, build date and walking time match the Kenbiya listing. It has been on Rakumachi for about 11 months, and the listing does not explain why. Both units were occupied at the time of listing; the breakdown behind the 6.4% gross yield (rent and lease term per unit) is not disclosed.

Road access is listed as private road, with a note of a half share of a 51.27 sqm private road. Neither Kenbiya nor Rakumachi gives the road width or type. There is no mention of non-rebuildability, a proviso road, cliff ordinances or a setback. Zoning is Category 1 residential (coverage 60%, floor area ratio 200%), the land is freehold, and the notes state that the current condition takes precedence.