[Assessed 81.8%] Detached house in Niiza, Saitama — 17 min from Kiyose Sta.

A pre-owned detached house in Shinbori 1-chome, Niiza, a 17-minute walk (about 1,360 m; another listing of the same property says 16 minutes) from Kiyose Station on the Seibu Ikebukuro Line. It lies in a residential area near the city boundaries with Kiyose and Higashikurume, and Niiza Municipal Shinbori Elementary School is listed at 366 m. The zoning is Category 1 Medium-to-High-Rise Exclusive Residential (building coverage 60%, floor area ratio 192%, which is the designated 200% reduced by the 4.8 m frontage road), with a 25 m height district, an Article 22 fire-prevention zone and a residential guidance area.

The building is a two-story wooden 4DK plus storage room (115.13 m²) built in December 1976, on 127.38 m² of freehold land. It is currently vacant, with handover scheduled for October 2026. ⚠️ Another listing of the same property states it is sold as-is (renovation required), with the seller exempt from contract non-conformity liability and from any obligation to repair equipment, so defects in the building or equipment are the buyer's responsibility. Access is via a 4.8 m-wide designated private road on the east; according to the plot plan, the site touches the dead end of this road along only its 2.30 m eastern edge (0.30 m above the 2 m minimum frontage requirement). The 2.5 m passage on the south belongs to the neighboring lot and is not part of the site. Utilities are individual propane gas, public water and public sewer.

The assessment covers the land only: the building is 49 years old and past the 22-year statutory useful life for wooden structures, so its assessed value is zero. We used ¥140,000/m², the most common 2026 route price on the block roads of Shinbori 1-chome (¥135,000/m² in 2024 and 2025), giving an assessed ratio of about 81.8% against the ¥21.8 million asking price. However, we could not identify which price band applies to the designated road serving the site. If it is the ¥135,000/m² band, the only lower band in the chome, the ratio would be about 78.9%, below 80% (about 93.5% at the ¥160,000/m² band).

⚠️ The treatment of the private road changes the assessment significantly. SUUMO only lists a "private road portion of 58.33 m²", but another listing of the same property describes a 1/3 co-ownership share of a 173.00 m² designated road (1/3 of 173.00 m² is about 57.7 m²), and the plot plan draws the site and the road as separate shapes, so we treated the share as a separate parcel and did not deduct it from the 127.38 m². If the 58.33 m² were included in the land area, the effective site would be 69.05 m² and the assessed ratio would fall to about 44.3%. The registered land area and the parcel of the road share should be confirmed with the agent. The only exterior photo, from the other listing, shows flat ground with no retaining wall or steps, but the north and west boundaries are not visible. Distances to nearby facilities are straight-line distances from the map position in the listing (measured with OpenStreetMap).