[Assessed 99.9%] Land in Tokorozawa, Saitama — 12 min from Sayamagaoka Sta.

This is a lot for sale in Nishi-Sayamagaoka 1-chome, Tokorozawa, Saitama, a 12-minute walk from Sayamagaoka Station on the Seibu Ikebukuro Line (28 minutes from Musashi-Fujisawa Station). The price is 9.8 million yen for 110 ㎡ of freehold land (registered area), with no building condition attached. It is in Category 1 and Category 2 Low-rise Exclusive Residential Zones (building coverage 50%, floor area ratio 80%), and utilities are public water, public sewer and individual LPG. An old two-story wooden house stands on the lot (ground floor: 6.75-mat kitchen and 6-mat Japanese room; upper floor: 13.5-mat Western room, 6-mat Japanese room and 3-mat wood-floored room). It is sold as is, and the handover date is negotiable. The listing also mentions its possible use as a rental house. The listing is through a brokerage.

⚠️ The lot is at the dead end of a private road (a designated road) about 4 m wide on the north side, and its frontage on this road is only about 2.1 m. This meets the 2 m frontage requirement of the Building Standards Act, but with little margin, so a survey check is needed before any rebuilding. The private road is held as a co-ownership share (1200/5951 of 59 ㎡) in a separate parcel and is not included in the 110 ㎡ land area, so no area deduction was made in the assessment. The lot plan shows a trapezoid (north 4.4 m, south 6.3 m, west 18.3 m, east 16.1 m, with a 2.1 m × 1 m notch at the northeast corner); it is not a flag-shaped lot.

The road price is the Reiwa 8 (2026) value of 89,000 yen/㎡, the most common value on the local roads of Nishi-Sayamagaoka 1-chome, giving an assessment ratio of about 99.9%. ⚠️ However, the fronting private road has no road price of its own, so for inheritance tax purposes a specific road price may be set for it. That value is unknown, but using the lowest value in the chome, 84,000 yen/㎡, the ratio would be about 94.3%. Because the construction year and floor area of the old house are not listed, the building is assessed at 0 yen, and the price of 9.8 million yen is almost the same as the total road-price value of the land (about 9.79 million yen). The representative section was 88,000 yen/㎡ in 2024 and 89,000 yen/㎡ in 2025, essentially flat.

The photos of the fronting private road and the site show that both the gravel road and the lot are flat, with the gate and parking space at road level. The concrete-block wall on the west side (about 1 m) and the low block on the east side (about 0.4 m) are both boundary walls with ground at the same level on each side, not retaining walls. The step up to the entrance is only about 0.3 m. The south (rear) boundary does not appear in any photo, so the level difference with the neighbor there has not been confirmed. Among the nearby places, distances to the supermarket and FamilyMart are from the listing source; the others are straight-line distances from the map coordinates in the listing.