[Assessed 109.7%] Land in Kawagoe, Saitama — 10 min from Kasumigaseki Sta.

⚠️ This is a flag-shaped lot. The listing states that "the land area of 315㎡ includes an access strip (the flagpole) of about 81.49㎡", so our assessment uses an effective lot area of 233.51㎡ with the access strip removed. Calculated on the full 315㎡ the assessment ratio would be 147.95%, but the main part of the lot where a house can be built is only about 233.51㎡. In addition, on the south side of the main lot, the boundary with a newly built house along the road is a concrete-block wall with the neighbouring ground higher; from the photos we estimate the retained height at 0.6–0.95 m. Even the upper estimate is below 1 m, but because it is close to 1 m we recommend checking the exact height and structure on site.

The lot is a 10-minute walk from Kasumigaseki Station on the Tobu Tojo Line, in a residential area of Oaza Yoshida, Kawagoe. According to the listing's nearby-facilities section, Yaoko Kawagoe Kasumigaseki is 570 m away, FamilyMart Kawagoe Kujirai 690 m and TAIRAYA Kawagoe Kasumigaseki 760 m. For restaurants, straight-line distances from the SUUMO map position to the OpenStreetMap positions are about 610 m to Gusto Kawagoe Kasumigaseki, about 640 m to McDonald's and about 650 m to Gyoza no Manshu, all around Kasumigaseki Station. Oaza Yoshida includes an urbanization control area along the Koaze River in its north-west, but this lot lies on the urbanization promotion side, with a Category 1 low-rise exclusive residential zoning designation.

The land is 315㎡ (registered, about 95.28 tsubo), freehold, with the land category of residential land. It is in a Category 1 low-rise exclusive residential zone (building coverage 50%, floor area ratio 100%), has no builder condition, and is listed as vacant land available for immediate handover. It faces a public road about 4 m wide on the south with 4 m of frontage; on the lot plan (not a survey drawing) the access strip is about 4.0 m wide and about 15.5–20.4 m long. There is no private-road burden, and utilities are public water, public sewer and city gas. In the listing photos the road in front is flat, the entrance to the access strip is at almost the same level as the road, and there are no steps. The main lot is flat vacant land, and the north, west and east boundaries are 1–3 courses of blocks (0.2–0.6 m) with the neighbours at almost the same level. The broker is Mitsui no Rehouse Kawagoe Center.

The 2026 inheritance-tax road price is 93,000 yen/㎡ (leasehold ratio D), the most common value on the local streets of Oaza Yoshida, up about 2.2% over three years from 91,000 to 92,000 to 93,000 yen. Because the lot number is not disclosed we have not identified the exact road band the lot faces, but the bands in the area range from 89,000 to 105,000 yen: even the lowest, 89,000 yen, gives an assessment ratio of 105.0%, and the highest, 105,000 yen, gives 123.8%. The assessment ratio on the effective area of 233.51㎡ is 109.68%, and the price is equivalent to about 84,800 yen per ㎡ of the lot excluding the access strip. For inheritance-tax valuation and bank collateral valuation, flag-shaped lots can be marked down for irregular shape and narrow frontage; our assessment does not apply these adjustments. This is a property to judge after confirming the surveyed area of the access strip and the height difference at the south boundary.