[Assessed 106.1%] Detached house in Kawagoe, Saitama — 10 min from Shingashi Sta.

⚠️ The road access field on Kenbiya is blank for this property, so we could not confirm the type of road in front (whether it is a road under the Building Standards Act, a designated private road, or a private road), its width, or whether the lot includes a share of that road. On the roadside land price map, the road on the south side appears to be a dead-end lane branching north from a priced road, with no route price of its own. ⚠️ The price of ¥9.9 million is below the land value of ¥10.5 million based on route prices, so the road access and whether a building can be built or rebuilt must be checked. There may be restrictions not shown in the listing, such as the house not being rebuildable or no share in a private road, but none of these has been confirmed, so we cannot say that any of them applies.

This is a used detached house sold with a sitting tenant in Suna (106-3 Suna), Kawagoe, a 10-minute walk from Shingashi Station on the Tobu Tojo Line. The price is ¥9.9 million for 100 m² (30.25 tsubo) of land and a 73.49 m² two-story wooden house built in June 1983 (43 years old), with a 3LDK layout, freehold. The zoning is Category 1 low-rise residential, with a 50% building coverage ratio and a 100% floor area ratio. The house is currently rented; the expected annual income when fully occupied is ¥888,000 (¥74,000 per month), a gross yield of 8.96%. The handover date is negotiable, and the listing is through a broker. Measured in a straight line from the property location (the position of 106 Suna from the GSI address search) to their OpenStreetMap positions, 7-Eleven Shingashi Station East Exit is about 510 m away, Tobu Store Shingashi and FamilyMart Shingashi Station-mae are each about 580 m, and for dining, Cafe de Crie Tobu Shingashi Station is about 590 m, Marugen Ramen Kawagoe Kishimachi about 620 m and Asakuma about 910 m.

For the route price, we confirmed the location from the lot number notes on the FY2026 roadside land price map and adopted ¥105,000/m² (leasehold ratio D), the value on the local roads running along the north and east sides of the property. The lane in front has no route price of its own, so this valuation applies the route price of an adjacent local road. The same road was ¥95,000 in FY2024 → ¥98,000 in FY2025 → ¥105,000/m² in FY2026. The building is 43 years old and past its statutory useful life (22 years for wood), so it is not included; the land alone gives an assessed ratio of 106.1%. Applying the nearby ¥100,000/m² band instead gives 101.0%, narrowing the gap between the assessed value and the price.

The listing has only one exterior photo and a floor plan. In the exterior photo, the paved road on the south side and the parking space are at the same level with no step; the block wall (about 0.8 m) behind the parking space is a partition from the garden within the lot, and the house to the west is at the same level. No retaining wall, steps or slope are visible; it is not a flag-shaped lot, and the house is a detached two-story wooden building (not a row house). The east boundary is hidden by plants and the north (rear) boundary does not appear in the photo. The land alone is valued above the price, but the valuation depends heavily on whether the road in front is a road under the Building Standards Act, so the road access, whether the house can be rebuilt, and the terms of the tenancy need to be checked before considering this property.