[Assessed 113.8%] Detached house in Kawagoe, Saitama — 11 min from Matoba Sta.

⚠️The northern boundary of this lot adjoins a water channel about 1 m wide, and there is a concrete wall (precast panels) along the channel on the lot side. Beyond the channel is a 4 m public road. The height of soil this wall retains could not be determined from the listing photos or GSI elevation data and remains unconfirmed. This site does not list properties with a retaining wall holding back 1 m or more of soil; if an on-site check shows 1 m or more, we will review this listing. The property is a newly built house for sale in Oaza Matoba, Kawagoe, Saitama, an 11-minute walk from Matoba Station on the JR Kawagoe Line. Kasumigaseki Station on the Tobu Tojo Line is also within walking distance (16–19 minutes according to the listings).

It is Unit 2 of the ten-unit Grafare Kawagoe-shi Matoba Phase 38 development: a two-storey wooden house with a 3LDK+S layout and 98.54 m² of floor area on a 138.59 m² (41.92 tsubo) lot. It is still under construction, with completion scheduled for October 2026 and handover planned for November (the SUUMO listing says the handover date is negotiable). The listing photos therefore mainly show the construction site and artist's renderings, and the finished exterior and interior cannot be checked from photos. It is a flag-shaped lot at the northwest corner of the development, connected to a 5 m public road on the east by an access strip about 2.70 m wide and 13.7 m long, where two cars can be parked in tandem. There is no private road burden. Freehold, registered as residential land, in a Category 1 residential zone within the urbanization promotion area, with a 60% building coverage ratio and a 200% floor area ratio. Public water, public sewerage and city gas. Restrictions under the Landscape Act apply, and a co-ownership share of the waste collection point comes as a separately registered parcel. The Century 21 listing states that a notification under the National Land Use Planning Act is required.

The price differs between listings: SUUMO's development page lists Unit 2 at 27.99 million yen (with land and floor areas matching this property), while Kenbiya, Five is Home and Century 21 list it at 29.8 million yen. We use the lowest price, 27.99 million yen, giving an assessed ratio of 113.8%; at 29.8 million yen it would be 106.9%. For the roadside land price we adopted 100,000 yen/m² (FY2026, leasehold ratio D), the value found most often on the local roads around the development. The same road was 99,000 yen in FY2024 → 100,000 yen in FY2025 → 100,000 yen/m² in FY2026, essentially flat. The land is valued on 101.65 m², excluding the access strip of about 36.94 m². Because it is a new wooden house assumed to have its full 22-year statutory useful life remaining, the building accounts for about 70% of the assessed value, and the building's value declines with age.

Measured in a straight line from the GSI reference point of the development's lot number (Oaza Matoba 2570-1) to their OpenStreetMap positions, FamilyMart is about 430 m, Drugstore Seki Kasumigaseki about 620 m and Yaoko supermarket about 970 m; for dining, Kasumi Shokudo is about 660 m, Gusto about 900 m and Kura Sushi about 1.1 km. The assessed ratio is high for a new house near a station, but the retained height of the wall along the northern channel and the boundary with the neighbouring land to the west (outside the development) have not been confirmed from photos, so an on-site check or an inquiry to the agent is needed.