[Assessed 100.2%] Apartment building in Soka, Saitama — 17 min from Tozuka-Angyo Sta.

⚠️ The listed land area of 487.25 m² is questionable. In the on-site photos the road frontage is only about 13–14 m, with a newly built house for sale on one side and an existing house 1–2 m away on the other, which suggests a site of roughly 200–250 m². The floor area of 193.77 m² would use only about 40% of the 150% floor-area ratio on 487.25 m², and two other buildings in the same series sit on sites of about 200 m². No other listing confirms the area. The assessment in this article uses the listed area; with a 250 m² site it would be about 73%, with 200 m² about 67%, and about 311 m² of usable land is needed to reach 80%. The area should be checked against the land registry and the survey map.

This is a newly built apartment building, Livre Fine Soka Shinei, in Shinei 2-chome, Soka, Saitama. It is a 17-minute walk from Tozuka-Angyo Station on the Saitama Rapid Railway Line, and according to the listing it is a corner lot facing 6.01 m public roads on the south and east sides. Based on OpenStreetMap, straight-line distances from the address point of Shinei 2-chome 15 are about 140 m to Lawson Soka Shinei Dojo, about 430 m to the MEAT Meet supermarket, about 630 m to Mammy Mart, and about 550 m to Yamada Udon Shineicho (not walking distances from the building).

The building is a new two-story wooden structure completed in March 2026, with six 1LDK units (31.67–42.86 m² each) and a total floor area of 193.77 m². The seller is Hajime Construction (seller transaction). It is fully occupied, with expected full-occupancy income of 6.048 million yen and a gross yield of 6.3%. Zoning is Category I Exclusively Low-Rise Residential, with a 60% building coverage ratio and a 150% floor-area ratio; the land is freehold. Every unit has a separate bath and toilet, a designated management company is required, and an internet fee is borne by the owner. No parking is mentioned.

On the 2026 (Reiwa 8) route price map, most local streets in Shinei 2-chome are 110,000 yen/m², while 105,000 yen/m² appears only on short inner streets, so the most common value of 110,000 yen/m² (leasehold ratio D) is used. Over three years it rose from 100,000 to 105,000 to 110,000 yen/m². As a new wooden building, the full 22-year statutory useful life remains. With the listed area the assessment is 100.2%, and 97.7% even at 105,000 yen/m². For this property the land area moves the result far more than the route price does.

If the listed land area is correct, this new apartment building has an assessed value close to its asking price. However, the photos and surroundings suggest the site is likely smaller than listed, so the land area should be confirmed with the registry and survey map before any decision.