[Assessed 86.5%] Detached house in Kawagoe, Saitama — 16 min from Kawagoe Sta.

This is a used detached house in Senbamachi 4-chome, Kawagoe, Saitama, a 16-minute walk from Kawagoe Station on the JR Kawagoe Line and Tobu Tojo Line. The price is 21.8 million yen. The site straddles a Category 1 Residential Zone and a Quasi-residential Zone, both with building coverage of 60% and a floor area ratio of 168%. The land is flat, and the listing says an elementary school is within a 10-minute walk.

The building is a two-story wooden 4LDK with a slate roof, built in December 1999 (26 years old), with 92.73 ㎡ of floor area, on 110.97 ㎡ of freehold land (registered area). It is all-electric and has parking (whether a carport fits depends on the car). There is no private road burden. ⚠️ The lot touches the road for only about 2.1 m. The front road is a public dead-end road about 4.2 m wide; according to the dimensions on the floor plan, the lot is a regular shape of about 10.5 m × 10.4 m (the listing's features also say regular-shaped), and it touches the road at a corner, so there is no narrow access strip (flag pole). The 2.1 m frontage meets the Building Standards Act requirement of at least 2 m, but with little margin, so it should be verified by survey when rebuilding. The transaction is through a broker.

For the roadside land price we use the Reiwa 8 (2026) map and take the most common value across the local roads of all of Senbamachi 4-chome. Because 170 and 180 thousand yen/㎡ are tied at four roads each, we adopt the lower 170 thousand yen/㎡, giving an assessed ratio of about 86.5% (about 91.6% at 180 thousand yen/㎡). ⚠️ However, road prices in this chome split into a northern group (155 to 190 thousand yen/㎡) and a southeastern group (120 to 150 thousand yen/㎡), and the property is in the southeastern part. The surrounding roads are 150, 140, 135 and 125 thousand yen/㎡; using the roads around the property, the ratio falls to about 76.4% at 150 thousand yen/㎡, about 68.7% at 135 thousand and about 63.6% at 125 thousand. The dead-end public road in front has no roadside price. The 26-year-old wooden building counts as zero, so the assessment is for the land only. The representative road price rose from 160 thousand yen/㎡ in 2024 to 165 thousand in 2025 and 170 thousand in 2026.

In the exterior photos, the road and the concrete slab on the lot are at the same level with no step, and the entrance porch is one step (about 15 cm). The south neighbor is separated by a block wall under a hedge (about 0.4 m) with almost the same ground level on both sides, and the north side is continuous and level with the neighbor's garage slab. There is no retaining wall, slope or stepped access, and the house is detached with gaps to the neighbors. ⚠️ The west (rear) and southwest boundaries do not appear in the photos and are unconfirmed. The ratio is about 86.5% at the representative value but falls to 63.6 to 76.4% using the roads around the property, so the result depends heavily on which road price is used. Distances to nearby places are straight-line distances from the listing's map coordinates (which GSI reverse geocoding places in Senbamachi 4-chome), based on OpenStreetMap positions.