[Assessed 111%] Detached house in Kawagoe, Saitama — 20 min from Kasumigaseki Sta.

A pre-owned detached house inside the Family Town Kasuga subdivision in Oaza Kozutsumi, Kawagoe, Saitama. It is a 20-minute walk to Kasumigaseki Station and 21 minutes to Tsurugashima Station on the Tobu Tojo Line, and 31 minutes to Matoba Station on the JR Kawagoe Line, so it is some distance from the stations. According to the listing's nearby-facilities section, Yaoko is a 14-minute walk, FamilyMart 10 minutes, Naguwashi Junior High School 9 minutes and Naguwashi Elementary School 10 minutes. For restaurants, straight-line distances from the map position on the SUUMO listing (inside the Kasuga subdivision) to the positions registered on OpenStreetMap are about 340 m to Musashino Udon Nekoya, about 500 m to Gusto and about 590 m to Ringer Hut Kawagoe Toyodaimae. We confirmed that all five facilities listed in this article are in Kawagoe.

The asking price is 14.8 million yen for a two-story wooden 4LDK built in August 1991 (35 years old). The building is 96.05 ㎡ and the land 182.5 ㎡ (both per the registry). The ground floor has a 14-tatami LDK and a 6-tatami Japanese-style room, the upper floor has two Western-style rooms and a 6-tatami Japanese-style room, and there is parking for one car under a carport. The land is freehold with no private-road share and fronts a 6.0 m road on the north side. Zoning is Category 2 Low-rise Exclusive Residential (building coverage 50%, floor area ratio 100%), with public water, public sewer and city gas. The broker is Century 21 Housewell Saitama Higashi (intermediary), and the handover date is negotiable.

⚠️ Oaza Kozutsumi contains both areas covered by road prices (rosenka) and areas in the Urbanization Control Area where no road price is set and land is valued with the multiplier method. The area around Naguwashi Elementary School and to its north is a multiplier area, where both the valuation method and the building restrictions differ from this property, so properties in the same oaza cannot be treated alike. This property is listed as a house within Family Town Kasuga, its zoning is Category 2 Low-rise Exclusive Residential (an Urbanization Promotion Area), and the walking times to the schools and the map position on the listing all point to the Kasuga subdivision, so we judged it to be on the road-price side. Kasuga's internal streets carry 89,000–90,000 yen/㎡ (leasehold ratio D) on the 2026 map, and we used the most common value of 90,000 yen/㎡ (even at 89,000 yen the assessed ratio would be 109.7%). The same street moved from 86,000 yen (2024) to 88,000 yen (2025) to 90,000 yen/㎡ (2026). The building is past the 22-year statutory useful life for wooden structures and is not included in the valuation, so the assessed ratio of 111.0% comes entirely from the land.

We checked the listing photos of the exterior, garden and parking area, plus a close-up of a boundary. The 6 m road in front is flat and the carport slab is level with the road. The boundary beside the parking area is four courses of block with a coping, retaining about 0.5 m, and the garden-side boundary is a mesh fence with the ground at almost the same level on both sides. There is no retaining wall, no step up from the road, no stair access and no flag-shaped lot, and the house is detached with gaps to its neighbors. There are two to three steps (about 0.3–0.45 m) up to the entrance porch. As the building is 35 years old, we recommend a viewing and checking the condition of the roof, exterior walls and equipment, and the repair history, with the broker.