[Assessed 100.5%] Detached house in Kawaguchi, Saitama — 16 min from Minumadai-shinsuikoen Sta.

This is Building No. 1 of a newly built two-house development in Oaza Hanmatsu, Kawaguchi. The nearest station is Minumadai-shinsuikoen on the Nippori-Toneri Liner; listings give the walk as either 14 or 16 minutes, so we use the longer 16 minutes. Nearby are the Comodi Iida Hanmatsu supermarket (about 200 m), Gusto Kawaguchi Shingo (about 380 m), 7-Eleven Kawaguchi Niibori (about 500 m) and the yakiniku restaurant Anrakutei Higashi-Hongo (about 650 m). These are straight-line estimates from the development's registered lot (lot 447, Oaza Hanmatsu) to each store's address, calculated with the Geospatial Information Authority of Japan (GSI) address search, not walking routes.

The land is 74.13 ㎡ (freehold, residential land category) and the building is a three-storey wooden 4LDK with 114.78 ㎡ of floor area: a 19.5-tatami LDK on the second floor, three bedrooms on the third floor, and a covered parking space on the road side of the ground floor. The zoning is quasi-industrial (60% building coverage, 200% floor area ratio), in a quasi-fire-prevention district with a height control district. The front road is a 6 m asphalt-paved road, but the listing for Building No. 1 does not say whether it is public or private, or which side of the lot it is on. On completion, Kenbiya says completion is scheduled for July 2026 and the house is currently unfinished, while SUUMO says it was completed in late June 2026 and is available immediately; SUUMO's on-site photos show the building completed. Kenbiya lists it under detached rental houses, but it is a newly built house sold for owner occupation and no yield is given.

⚠️ The site lies within the Shingo Tobu No. 2 Land Readjustment Project area. Because it is inside the project area, no route price (rosenka) is assigned (the route price map marks it as "individually assessed"), so we estimated it using ¥120,000/㎡, the lowest value on the block roads of the adjacent completed readjustment area (Hanmatsu 2-chome, map No. 28130). Many roads touching the project boundary carry ¥130,000/㎡, but whichever value from ¥110,000 to ¥130,000/㎡ is applied, the assessed ratio stays around 98-103%, so the choice does not change the conclusion. However, the listing does not say whether the land is a provisional replotting (karikanchi) or a reserved land (horyuchi), or whether a settlement payment (seisankin) applies, and it cannot be determined whether 74.13 ㎡ is the pre-readjustment or the provisional replotting area. Whether a settlement payment applies, and who bears it, needs to be confirmed with the agent.

Kenbiya's listing has only one photo (the floor plan), so we checked the on-site photos in SUUMO's listing for the same development. The front road and the lot are at nearly the same level with no retaining wall or steps, and the rear garden boundary is only two courses of block plus a fence. The two houses are separate buildings (not attached) and the lot is not a flag-shaped lot. As a new build, about 74% of the assessed value comes from the building, and the building's value will decline as it ages.