[Assessed 103.3%] Detached house in Kawagoe, Saitama — 15 min from Matoba Sta.

A newly built detached house (one unit in total) in Matoba 1-chome, Kawagoe, Saitama, a 15-minute walk from Matoba Station on the JR Kawagoe Line (as stated on Kenbiya and Yamada Real Estate). It is not yet completed; completion is scheduled for October 2026 (Kenbiya and Century 21 agents; Yamada Real Estate says September), with handover planned for November 2026. The walking times differ between listings: Century 21 gives 17 minutes to Kasumigaseki Station and 30 minutes to Matoba Station, and Yamada Real Estate gives 29 minutes to Kasumigaseki Station. According to the listing, Welcia Pharmacy Kawagoe Matoba is 238 m away, FamilyMart Kawagoe Kasahata 493 m and Belc Matoba 529 m. For dining, measured in a straight line from the map position in the listing to their OpenStreetMap positions, Oshimaya is about 210 m, Uobei Kawagoe about 300 m and Steak no Don Matoba about 390 m.

The price is ¥31.99 million for a two-story wooden 4LDK house (18-jo LDK, separate laundry room, shoe-in closet) with 108.06 m² of floor area (55.89 m² on the first floor, 52.17 m² on the second) on 139.48 m² (42.19 tsubo) of land, freehold, registered as residential land. The zoning is Category 1 medium-to-high-rise residential, with a 60% building coverage ratio and a 200% floor area ratio. Utilities are public water, public sewerage and city gas, and the Yamada Real Estate listing mentions a housing performance evaluation, BELS certification and seismic grade 3. ⚠️ The lot is flag-shaped: an access strip about 3 m wide and 8 m deep (included in the land area) connects it to a 6 m-wide municipal road on the northwest side (a road under Article 42-1-1 of the Building Standards Act). There is no private road burden. Kenbiya says parking for two cars (depending on car size, in tandem on the access strip), but the Yamada Real Estate summary says "Parking: none", so the listings conflict.

For the route price, the road in front of the estimated location shows no route price in FY2024–2026, so we used ¥81,000/m² (leasehold ratio D), the most common value among local roads in Matoba 1-chome, as the representative value. Local roads in the same town went from ¥79,000 in FY2024 → ¥81,000 in FY2025 → ¥81,000/m² in FY2026. The access strip (about 25.2 m², measured from the lot plan) is excluded from the land valuation, which is based on an effective residential area of 114.28 m². As a new house, the building accounts for a large share of the valuation, and the assessed ratio is 103.3%. Without deducting the access strip it would be 109.6%; at ¥76,000/m², the lowest value in the town, it would be 101.5%, and even at ¥70,000/m² it would be 99.3%.

We checked the listing photos (the access strip seen from the road, its entrance, and the house seen from the back of the strip) and the lot plan. The road and the entrance of the access strip are at the same level with no step; both sides of the strip have new concrete block walls (3 courses, about 0.6 m) and fences, and both neighbours are at the same level. The east, south and west boundaries of the main lot also have 1–2 courses of blocks and fences, and no retaining wall, step of 1 m or more, stepped access or slope was seen. It is a detached house, and the building is at the foundation-to-scaffolding stage. Yield and expected rent are not set, and the finished condition and whether parking is possible need to be checked on site or with the agent.