[Assessed 101.8%] Land in Kawaguchi, Saitama — 17 min from Nishi-Kawaguchi Sta.

This is land with an old house in Nishi-Aoki 5-chome, Kawaguchi. It is a 17-minute walk from Nishi-Kawaguchi Station on the JR Keihin-Tohoku Line. According to the distances in the listing, Aokicho Park is about 140 m away, Kawaguchi Municipal Aoki-Kita Elementary School about 1,000 m and Aoki Junior High School about 1,200 m. Measured as straight-line distances from the centroid of Nishi-Aoki 5-chome to locations registered in OpenStreetMap, the Big-A supermarket is about 360 m away and Maruetsu about 410 m; for dining, Fujiya Restaurant is about 210 m, Sobadokoro Yabusho about 340 m and Gatten Sushi about 360 m.

The land is 82.56 ㎡ (per registry, 24.97 tsubo), freehold, with a residential land category; the zoning is Category 1 Residential with a 60% building coverage ratio and a 160% floor area ratio. ⚠️ According to the lot plan, the site touches the dead end of a 4.0 m wide, roughly 14.9 m long designated private road (gravel, unpaved) for about 2.0 m, and the upper end of the road's east side for about 1.6 m. No road price is set for this designated road. Because the frontage of about 2.0 m is right at the 2 m road frontage requirement of the Building Standards Act, whether a new building can be built and the measured length of the frontage need to be confirmed with the agent. The private road burden of 57.90 ㎡ (co-ownership share 298/1864) is a separate parcel forming the designated road and is not included in the 82.56 ㎡.

The old house is a single-storey wooden building of 52.00 ㎡ completed in November 1962 and is handed over as is. Its building value is assessed at zero, and demolition costs, if it is demolished, are expected to be borne by the buyer. Water and sewerage are public, gas is propane, and handover timing is negotiable. For the road price, we traced the block roads of Nishi-Aoki 5-chome on the FY2026 (Reiwa 8) road price map (map no. 28134) and took the most frequent value, 265,000 yen/㎡ (leasehold ratio D). The same road went from 240,000 yen in 2024 to 255,000 yen in 2025 and 265,000 yen/㎡ in 2026, a rise of about 10.4% over two years. ⚠️ Because the designated road the site faces has no road price, we borrowed the value of the adjacent block road without discount, which gives an assessed ratio of 101.8%. Using the lowest value in the town, 245,000 yen/㎡, gives 94.1%.

The price of 21.5 million yen is slightly below the land value based on the road price (about 21.88 million yen). Possible reasons include the site's position at the far end of a dead-end private road, demolition costs for the old house expected to fall on the buyer, and the unpaved gravel private road. In the listing photos, the old house stands at the same level as the private road with no step, both the private and public roads are level, and no retaining walls or steps are visible. The legal restrictions field lists a residential land development regulation area, but the whole town is flat low-lying land at 2.3-3.0 m elevation, and no retaining wall appears in the photos. The north, east and west boundaries are hidden by the old house and planting and are unconfirmed.