[Assessed 112.3%] Detached house in Kawagoe, Saitama — 11 min from Matoba Sta.

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 4 of the ten-unit Grafare Kawagoe-shi Matoba Phase 38 development, located in the middle of the western row. There is a concrete wall along a water channel on the northern edge of the development, but it lies on the boundaries of Units 1 and 2 and does not touch Unit 4.

A two-storey wooden house with a 4LDK layout (16-jo LDK, a 3-jo Japanese/Western-style room and a walk-in closet), 97.71 m² of floor area on a 137.37 m² (41.55 tsubo) lot. The floor area differs between Kenbiya (97.71 m²) and SUUMO (97.91 m²); we use the smaller figure. It is still under construction, with completion scheduled for October 2026 and handover planned for November. The listing photos therefore mainly show the construction site (the building covered with scaffolding and sheeting) and artist's renderings, and the finished exterior and interior cannot be checked from photos. It is a flag-shaped lot connected to a 5 m public road on the east by an access strip about 2.70 m wide and 14 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; the Five is Home listing states that a design housing performance evaluation and a ground survey have been completed. Restrictions under the Landscape Act apply, and a 1/10 share of the 3.09 m² 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 for the development as a whole.

Kenbiya and SUUMO's development page both list the price at 27.99 million yen, while the Five is Home listing shows 29.8 million yen. We use 27.99 million yen, giving an assessed ratio of 112.3%; at 29.8 million yen it would be 105.5%. 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 99.33 m², excluding the access strip of about 38.04 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 boundaries with the other units to the north, east and south are level on both sides, and the entrance of the access strip is level with the eastern public road, but the boundary with the neighbouring land to the west (outside the development) does not appear in the photos and needs to be checked on site.