[Assessed 82.7%] Land in Kawagoe, Saitama — 8 min from Kasumigaseki Sta.

This is a plot of land in Uwadoshinmachi, Kawagoe, with an old house that will be removed before handover (delivered as vacant land). It is an 8-minute walk (630 m) from Kasumigaseki Station on the Tobu Tojo Line, and a 23-minute walk from Matoba Station and a 25-minute walk from Nishi-Kawagoe Station on the JR Kawagoe Line. According to the listing, 7-Eleven Kasumigaseki Station North Exit is about 600 m away, FamilyMart Kawagoe Kasumigaseki is a 7-minute walk, Yaoko Kawagoe Kasumigaseki is about 810 m, Nagusa Post Office is about 540 m, and Kamito (Uwado) Elementary School is about 1,200 m. Restaurants are not listed, so we added them from OpenStreetMap: in a straight line from the listing's map position (converted from the address), Matsuya is about 460 m, Gyoza no Manshu about 510 m and Gusto about 520 m. All of them are around Kasumigaseki Station, in Kasumigaseki-higashi 1-chome and Matoba, Kawagoe.

The land is 221.49 m² (registered area, about 67 tsubo), and the lot plan shows an almost regular shape of about 14.8 m × 12.8–15.0 m. It is freehold, registered as residential land, within the urbanization promotion area, and zoned Category 1 Low-Rise Exclusive Residential with a 50% building coverage ratio and 100% floor area ratio. It is a corner lot facing a 4.2 m public road on the southwest (4.0 m in the road register, city road No. 9361) and a 6.2 m public road on the northwest (6.0 m in the register, city road No. 9359); the listed widths are as measured on site. No private road share or setback is stated. There is currently a building on the site; handover timing is negotiable, the land is delivered cleared, and there is no building condition. Water, sewer, city gas and a roadside gutter are available. In the listing photos, the two road-facing sides (southwest and northwest) have a fence of 3–4 courses of concrete block (about 0.6–0.8 m) topped with a steel railing; there are one or two steps at the gate, and the site sits only about 0.2–0.4 m above the road. No retaining wall, stepped access or slope was seen, and it is not a flag-shaped lot. The northeast and southeast boundaries with the neighbors are not shown in the photos and could not be checked.

⚠️ Under other restrictions, the listing notes the Uwadoshinmachi District Plan (Zone A), a known buried cultural property site, and an Article 22 zone under the Building Standards Act. In a district plan area, local rules may be set on building use, minimum lot size, wall position, height and fence construction, and new construction generally has to be notified to the city at least 30 days before work starts (Article 58-2 of the City Planning Act). The specific restrictions for Zone A are not stated in the listing. On a buried cultural property site, earthworks must be notified at least 60 days before they start (Article 93 of the Act on Protection of Cultural Properties); depending on the work, a trial excavation may be required before construction, and if remains are found, an excavation survey can extend the schedule. An Article 22 zone imposes fire-safety requirements such as non-combustible roofing.

For the route price, we traced the neighborhood streets of Uwadoshinmachi on the 2026 route price map (sheet 26044) and adopted the most common value, 115,000 yen/m² (leasehold ratio D). Both roads the lot faces are also 115,000 yen/m², matching the representative value. The same roads have stayed at 115,000 yen/m² from 2024 to 2026. Because the land is delivered cleared, no building value is counted, and the assessed ratio is 82.7%. Some neighborhood streets in the town are 110,000 yen/m²; using that value, the ratio would be 79.1%. Against the price of 30.8 million yen (about 459,700 yen per tsubo), the land value based on the route price is about 25.47 million yen. The listing was published on September 26, 2026 and is handled by Misawa Homes Real Estate, Saitama office (exclusive brokerage).