[Assessed 98.8%] Detached house in Kawaguchi, Saitama — 14 min from Minumadai-shinsuikoen Sta.

This is Building No. 2 of a newly built two-house development in Oaza Hanmatsu, Kawaguchi. The nearest station is Minumadai-shinsuikoen on the Nippori-Toneri Liner, a 14-minute walk, and Toneri Station is a 27-minute walk. 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, as given in another listing of the same development) to each store's address, calculated with the Geospatial Information Authority of Japan (GSI) address search, not walking routes.

The land is 65.54 ㎡ by survey (freehold, residential land category) and the building is a three-storey wooden 3SLDK with 112.29 ㎡ of floor area: a 5-tatami storage room and a built-in garage on the ground floor, an 18.87-tatami LDK on the second floor and three bedrooms on the third floor. The floor area includes the ground-floor garage of about 9.57 ㎡ and a 2.98 ㎡ passage. The zoning is quasi-industrial (60% building coverage, 200% floor area ratio) within an Article 22 fire district. The lot faces a 6 m public road on the west with no setback. Completion is July 2026; this Kenbiya listing describes it as currently unfinished with handover negotiable, while another listing of the same property describes it as vacant with immediate handover, and the 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 is a provisional replotting (karikanchi; block 126, lot 16-1) 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). Surrounding values range from ¥110,000 to ¥135,000/㎡, and any of them gives an assessed ratio of about 97-102%, so the choice does not change the conclusion. The listing does not say whether a settlement payment (seisankin) or levy applies; whether a settlement payment applies, and who bears it, needs to be confirmed with the agent.

This listing has only one photo (the floor plan), so we checked the exterior photos in another Kenbiya listing of the same property. Both houses face the paved road on the west directly, the step between the parking space and the road is only curb height, and there is no retaining wall, steps or slope. The lot is not flag-shaped and the houses are not attached, but the rear (east) boundary does not appear in the photos. If the building is valued on the floor area excluding the garage and passage, the assessed ratio is about 90%, and because this is a new build, the building's value, which makes up about three quarters of the assessment, will decline as it ages.