[Assessed 127.2%] Land in Fujimi, Saitama — 18 min from Mizuhodai Sta.

This is a plot of land with an old house in Oaza Mizuko, Fujimi, Saitama, an 18-minute walk from Mizuhodai Station on the Tobu Tojo Line (24 minutes from Tsuruse Station and 35 minutes from Yanasegawa Station) and a 12-minute walk from Mizuya Elementary School. The lot number is not disclosed and the listing gives no property coordinates, so we narrowed the position to one part of Oaza Mizuko (a range of about 350 m east–west by 190 m north–south) from the walking times to the stations and the school. This is an estimated range, not an identified lot. Distances to nearby facilities are straight-line distances from the centre of this range and may differ by a few hundred metres depending on the actual position.

The 48.94 ㎡ freehold lot (registered area, 14.80 tsubo) is a corner lot facing 4.0 m public roads on the north and west sides (the listing calls it a southwest corner lot, but the plot plan and road access section show roads on the north and west). There is no private-road burden. The zoning is Category 1 Low-rise Exclusive Residential (building coverage 50%, floor area ratio 80%), so the floor area ratio allows up to about 39 ㎡ of total floor area. ⚠️ This is a very small lot, and the listing does not say whether Fujimi City sets a minimum lot size in this zone or, if it does, whether this lot would be exempt as an existing lot; this needs to be confirmed with the city. Utilities are public water, sewerage and propane gas, and the listing says the city gas main can be extended at no charge (works take at least three months). There is no building condition, and the area is subject to notification under the Landscape Act.

⚠️ A vacant old house remains on the lot, and its year of construction and floor area are not listed. The sale is as is, the boundaries will not be marked, and the seller is exempt from liability for non-conformity, so demolition and boundary survey costs should be assumed to fall on the buyer. The plot plan shows the front roads as about 4.0 m wide but notes that part is 3.98 m in the road register, and the listing remarks that if a survey finds the width under 4 m, a setback may be required (even deducting the setback area, the assessment ratio would be about 127.0%). In the listing photo, both the north and west roads are flat, the house stands level with the road, and the neighbours to the east and south are also level with the road. We saw no retaining wall, stepped access or flag-shaped lot, and the house is not attached to the eastern neighbour. However, there is only one exterior photo, and the far southeast corner cannot be seen directly. The elevation data for the estimated range includes a terrace scarp up to about 9 m high, and because the position could not be pinned down, whether the lot is clear of the scarp needs to be checked on site.

The price is 5 million yen (about 338,000 yen per tsubo). Counting the local roads of Oaza Mizuko within the estimated range on the Reiwa 8 (2026) roadside price map, we took the most common value, 130,000 yen/㎡, as the representative value, giving an assessment ratio of about 127.2%. The old house is valued at zero because its age is unknown, so this ratio reflects the land alone. The representative band rose from 120,000 yen/㎡ in 2024 and 125,000 yen/㎡ in 2025. Because the lot number is unknown, the roadside price cannot be pinned down precisely; using the lowest road in the range, 120,000 yen/㎡, gives about 117.5%. The price is below the total roadside value of the land (about 6.36 million yen at the representative value and about 5.87 million yen even at 120,000 yen/㎡). Possible reasons include the small 48.94 ㎡ lot, the cost of demolishing the old house, the heavy buyer-side burden of an as-is sale with no boundary marking and no seller liability, propane gas, and the 18-minute walk to the station, although the listing itself gives no reason. The high assessment ratio should be read as a figure that comes with these conditions.