[Assessed 167.4%] Land in Sakado, Saitama — 14 min from Kita-Sakado Sta.

⚠️ This property lies within the project area of the Katayanagi Land Readjustment Project, and neither the provisional replotting nor the settlement money has been decided yet (the final replotting is scheduled for the end of March 2038). The listed land area of 103.13 m² is the registered area of the original lot, and the area may shrink through land contribution when the lot is replotted. Because no road price is published inside the project area, our assessment is an individual estimate using 81 thousand yen/m², the lowest of the road price bands adjoining the project area. Using the 82 or 83 thousand yen bands does not change the conclusion.

The lot is a 14-minute walk from Kita-Sakado Station on the Tobu Tojo Line (Kenbiya says 13 minutes and SUUMO says 14, so we use the longer figure), in a Category 1 low-rise residential zone in Oaza Katayanagi, Sakado. According to the nearby-facilities section of the SUUMO listing for the same property, Gyomu Super Sakado Katayanagi is 313 m away (4 min on foot), Drug Seims Kita-Sakado 598 m (8 min) and Belc Kita-Sakado 734 m (10 min). For restaurants, measured in a straight line from the reference point of Katayanagi lot 406 (GSI address search) to the OpenStreetMap locations, Coco's Sakado is about 350 m and Kotobuki Seimen Yoshikawa Sakado about 690 m away.

The land is 103.13 m² (registered, about 31.19 tsubo), freehold, with a land category of residential. Building coverage is 50% and floor area ratio 80%, the Landscape Act applies, and there is no building contractor condition. The seller is NADAYA Co., Ltd. An old two-story house built in June 1984 (42.38 m² on the first floor and 32.56 m² on the second) still stands on the lot; it is not included in our assessment, and demolition costs will arise if you rebuild. The lot fronts a road about 4.2 m wide (concrete paved) on the south with a frontage of about 8.3 m; the listing does not say whether the road is public or private and states no private road burden. Utilities are public water and propane gas; there is no sewer connection, and a septic tank is used. The lot is also within an area where houses may collapse in a flood (kaoku tokai-to hanran sotei kuiki).

The land value based on the road price far exceeds the 4.99 million yen asking price, giving an assessed ratio of 167.4%. The listing does not explain the low price, but possible reasons include the ongoing land readjustment with undecided replotting and settlement money, the septic tank, the flood-risk designation, the cost of demolishing the old house, and the road price being an estimate. In the four photos of the SUUMO listing for the same property, the south road and the lot are almost level (a step of up to about 0.2 m), the wall on the west side is a boundary wall with the same ground level on both sides, and we saw no retaining wall, steps or flag-shaped lot. However, the rear (north) boundary does not appear in the photos and could not be checked. We recommend confirming the area after replotting, the expected settlement money and the condition of the old house with the agent or Sakado City before making a decision.