[Assessed 106.8%] Detached house in Kawagoe, Saitama — 20 min from Shingashi Sta.

This is a used detached house in Oaza Sunashinden, Kawagoe, Saitama, a 20-minute walk from Shingashi Station on the Tobu Tojo Line (30 minutes from Kamifukuoka Station and 44 minutes from Kawagoe Station). The price is 3.9 million yen. Oaza Sunashinden contains both urbanization promotion areas and urbanization control areas, but the listing places this property in a Category 1 Low-rise Exclusive Residential Zone within the urbanization promotion area (building coverage 50%, floor area ratio 100%), so we treat it as being on the urbanization promotion side. The listing gives 561 m to Kawagoe Municipal Takashina-Nishi Junior High School and notes that parks and schools are nearby.

The building is a two-story wooden 3DK (a 4.5-mat Western-style room and two 4.5-mat Japanese rooms) built in June 1972 (54 years old) with 40.66 ㎡ of floor area, on 39.66 ㎡ of freehold land (registered area). ⚠️ The house is vacant and is sold as-is with belongings left inside, without boundary demarcation, and with the seller exempt from liability for non-conformity. ⚠️ The lot is very small at 39.66 ㎡, and the total floor area of 40.66 ㎡ exceeds the lot area, so the building may exceed the designated floor area ratio of 100% (whether it is a legally non-conforming existing building needs to be checked). The listing does not say whether a minimum lot size applies in this zone, so whether the house can be rebuilt needs to be confirmed with Kawagoe City. The lot fronts a 4.0 m private road on the south (a designated road); the listing states no private road burden, but it does not mention the ownership share of the private road or consent for passage and excavation. Utilities are public water, public sewer and propane gas, and the transaction is an exclusive brokerage.

For the roadside land price we use the Reiwa 8 (2026) map and adopt 105 thousand yen/㎡, the most common value on the local roads in the part of Oaza Sunashinden where we judge the property to be (map sheet 26156), giving an assessed ratio of about 106.8%. Because the lot number is not disclosed, the area was judged from the distance to the school and the positions of lot numbers; local roads in other parts of the district range from 105 to 170 thousand yen/㎡. If the property faces a 100 thousand yen/㎡ road in the same area, the ratio is about 101.7%. ⚠️ The assessed value exceeds the price because the 54-year-old vacant building counts as zero, so the price is compared almost entirely with the land; in addition, the 39.66 ㎡ lot tends to face stricter conditions for rebuilding and financing, removing belongings and renovation will cost money, and the lack of boundary demarcation and the seller's liability exemption shift more risk to the buyer, all of which appear to be reflected in the price. The roadside price was 100 thousand yen/㎡ in 2024, 105 thousand in 2025 and 105 thousand in 2026.

In the exterior photo, the private road in front and the lawn on the lot are at the same level, and the step at the entrance is only a few centimeters. The block walls on both sides of the entrance (about 0.6 to 0.8 m) are boundary walls with the same ground level on both sides, not retaining walls. There are gaps to the neighboring houses on both sides, so the house is detached rather than row-connected, and there is no retaining wall, stepped access or flag-shaped lot. ⚠️ The north (rear) boundary does not appear in the photos, so any level difference with the neighbor there is unconfirmed. The price is low, but there are many points to check, such as whether rebuilding is possible, the floor area ratio, the boundaries and the belongings left inside. Because the lot number is not disclosed, distances to nearby places are straight-line distances (based on OpenStreetMap positions) from the representative point of lot 413, Sunashinden, in the area where we judge the property to be.