[Assessed 92.7%] Land in Kawagoe, Saitama — 16 min from Matoba Sta.

This is a vacant lot for sale in Oaza Matoba, Kawagoe City, Saitama, a 16-minute walk from Matoba Station on the JR Kawagoe Line. The price is 7.7 million yen for a 100.50 sq m lot (registered area). Oaza Matoba has no chome subdivisions, and the listing does not disclose the lot number, so the location is limited to a range inferred from the listed distances to nearby facilities. Reverse-geocoding the listing agent's coordinates points to "Matoba 2-chome," which does not match the Oaza Matoba address on the listing, so we did not use those coordinates as a basis for the assessment.

The lot touches a dead-end public road (about 4.2 m wide) on its southwest side, with frontage only at the southwest corner. The frontage length is 2.1 m, just above the 2 m minimum required for road access. It is a regularly shaped lot (roughly 8.9 m by 9.1-11.2 m) with no private-road burden, no construction conditions, and is vacant land for immediate handover. The listing's utilities field lists sewage and propane gas, while its "special features" field lists city gas and city water -- the two disagree, so utility hookups should be confirmed before contract.

For the roadside land price, we used 71,000 yen per sq m, the most common value on the block within the area we inferred the lot to be in. On this area's roadside price map, 71,000 yen/sq m is the most common value at 7 points; the 78,000 yen/sq m boundary road with the neighboring Matoba 1-chome was excluded. Over three years, the same area moved from 69,000 yen/sq m (2024) to 71,000 yen/sq m (2025) to 71,000 yen/sq m (2026, unchanged). Based on this roadside price and the registered area of 100.50 sq m, the land-only assessed ratio is 92.7%. There is no private-road burden or sloped portion noted, so the full registered area was used.

Several points still need confirmation: the location remains an estimate because the lot number is undisclosed, the road frontage is a minimal 2.1 m on a dead-end road, and the utilities fields disagree. With these caveats in mind, this is a property to weigh carefully.