[Assessed 94%] Detached house in Kawagoe, Saitama — 8 min from Minami-Otsuka Sta.

This is a pre-owned detached house in Minami-Otsuka 4-chome, Kawagoe, Saitama. The nearest station is Minami-Otsuka on the Seibu Shinjuku Line. The listing headline gives a 5-minute walk, but the remarks give 5 to 8 minutes, so we use the longer figure of 8 minutes. According to the listing's nearby-facilities section, a 7-Eleven is 350 m away, Welpark 400 m, Inageya 450 m and Belc 1,200 m. Because the listing does not give the property's exact position, restaurant distances are straight-line distances from the centroid of Minami-Otsuka 4-chome to each OpenStreetMap position: the coffee shop Sansaro about 250 m, Chuka Soba Masa about 310 m and Marugame Seimen about 550 m.

The building is a two-story wooden 4LDK completed in March 2024, with a total floor area of 102.76 ㎡, and is currently vacant. The land is 103.00 ㎡ (surveyed), freehold, with no private-road share. It is lot No. 7 of an 18-lot development, and the lot plan shows it fronting only a 4.2 m public road (the development road) on the northeast side. It is in an urbanization promotion area and a Category 1 mid/high-rise residential zone, with a 60% building coverage ratio and a 168% floor area ratio. The floor area ratio appears to be limited by the width of the front road. There is outdoor parking for two cars (depending on size) and no built-in garage. Features include a counter-style system kitchen with dishwasher and water purifier, a bathroom dryer, two toilets, a walk-in closet and a pantry, with city gas and public water and sewer. The remarks also mention a 0.33 ㎡ co-ownership share of unused land beside the development road.

We used the 2026 (Reiwa 8) route price of 110,000 yen/㎡ (leasehold ratio D). Local roads in Minami-Otsuka 4-chome range from 95,000 to 115,000 yen/㎡, so we took the most common value, 110,000 yen/㎡, as representative. On the same road the price went from 105,000 yen in 2024 to 105,000 yen in 2025 and 110,000 yen/㎡ in 2026, a rise of about 4.8% over two years. The lot number is not disclosed and we could not identify which road the lot faces, but even the lowest band in 4-chome (95,000 yen/㎡) gives an assessment ratio of about 89.5%. The land is valued at the full 103.00 ㎡ with no deduction, and the building is valued as a two-year-old wooden house. In the listing photos the step between the road and the lot is only about a curb's height, and no retaining wall or slope is visible.

In short, this is a nearly new house within walking distance of Minami-Otsuka Station whose combined land and building assessment is a little over 90% of the price. On the other hand, the walking time is given with a range of 5 to 8 minutes, the lot number is not disclosed so the exact position and the road the lot faces are not confirmed, and the rear (west) boundary does not appear in the photos. These points need to be checked with the agent or on site.