![[Assessed 80.6%] Condominium building in Minami Ward, Saitama City, Saitama — 10 min from Minami-Urawa Sta.](https://toushi.homes.co.jp/upload/p4734/4734715/1778569311167-1.jpg)
[Assessed 80.6%] Condominium building in Minami Ward, Saitama City, Saitama — 10 min from Minami-Urawa Sta.
Property Overview
| Location | Minami Ward, Saitama City, Saitama |
| Nearest Station | JR Keihin-Tohoku Line / Musashino Line Minami-Urawa Sta. |
| Walk | 10 min walk |
| Assessed Ratio | 80.6%Assessed 80.6% |
| Price | ¥216,000,000 |
| Type | Condominium building |
| Expected Yield | 5.01% |
| Structure | Reinforced concrete (RC) |
| Built | Built Mar 1991 (35 years old) |
| Land Area | 495.86㎡ |
| Building Area | 536.1㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| Kenbiya | ¥216,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥128,923,600 |
| Building assessed value | ¥45,169,277 |
| Total assessed value | ¥174,092,877 |
| Asking price | ¥216,000,000 |
| Assessed ratio | 80.6% |
Calculation basis
- Land = road price ¥260,000/m² × land area 495.86m²
- Building = replacement cost ¥330,000/m² × floor area 536.1m² × remaining life 12y ÷ statutory life 47y
- Built Mar 1991 (35 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +4.0%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 250,000 | — |
| 2025 | 255,000 | +2.0% |
| 2026 | 260,000 | +2.0% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because the road access is not stated, we checked seven photos from three Kenbiya listings of the same property and the 2026 route price map to examine the frontage road and the route price bands in Bunzo 2-chome.
What We Could Not Confirm
- The road access (direction, width and type of the frontage road) is not stated in any of the three listings and has not been confirmed. It should be checked with the agent.
- Whether a setback is needed is an inference from the center line on the frontage road in the photos. If a setback or private road burden reduces the effective site by about 5 m², the assessed ratio falls below 80%.
- Because the lot number is not disclosed, the most common value in the chome is used as the route price. The band on the road serving the site has not been identified (there is also a ¥245,000/m² road at the southern edge of the chome).
- The building is said to be fully occupied, but the rent and terms of each unit (rent roll) cannot be confirmed from the listings.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
⚠️ The road access (direction, width and type of the frontage road) is not stated in the listings and has not been confirmed. The property is a reinforced concrete apartment building in Bunzo 2-chome, Minami Ward, Saitama City, a 10-minute walk from Minami-Urawa Station on the JR Keihin-Tohoku and Musashino Lines and a 27-minute walk from Kita-Toda Station on the JR Saikyo Line. The listing's neighborhood section gives Co-op Minami-Urawa as a 1-minute walk, FamilyMart Urawa Negishi and Daiso Urawa Bunzo as 4 minutes, and Minami-Urawa Elementary School as 14 minutes.
The building is a three-story RC structure built in March 1991 with nine 3DK units (59.45 m² each, south-facing, separate bath and toilet) and a total floor area of 536.1 m². The land is 495.86 m² of freehold residential land in a Category 1 Residential zone (building coverage 60%, floor area ratio 200%). It is currently fully occupied, with a full-occupancy annual rent of ¥10.8312 million (¥10.8216 million in another listing) and a gross yield of 5.01%. There are three parking spaces, bicycle and motorcycle parking, security cameras and delivery lockers, plus income from vending machines.
We used ¥260,000/m², the most common 2026 route price on the block roads of Bunzo 2-chome (10 sections); the same sections were ¥250,000/m² in 2024 and ¥255,000/m² in 2025. The building is 35 years old, and the remaining 12 years of the 47-year statutory useful life for RC structures are included in the assessment. Against the ¥216 million asking price, the assessed ratio is about 80.6%, only 0.6 points above 80%.
⚠️ No private road burden is stated, and since the frontage road in the photos has a painted center line, we assumed no setback is required and assessed the listed land area as is. If a setback or private road burden reduces the effective site by about 5 m², the assessed ratio falls below 80%. The direction, width and type of the frontage road should be confirmed with the agent. In the photos, the road and the site are at the same level and flat; the five or so steps at the entrance reflect the raised ground floor, not a height difference from the road. The same property appears in three listings on Kenbiya, the earliest registered on September 10, 2026. Distances to restaurants are straight-line distances from the centroid of Bunzo 2-chome (measured with OpenStreetMap).
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
Learn About Assessed Value and Financing
Our blog explains the basics you need to read the numbers on this page.
不動産担保ローンとは？手持ちの不動産で次の物件を買う方法
不動産担保ローンは、持っている不動産を担保にお金を借りるローンです。仕組みや借りられる金額の目安、次の物件購入に使う方法、メリット・デメリットを解説します。
積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説
積算評価（担保評価）とは、銀行が物件の担保価値を土地と建物から計算する方法です。計算式・再調達価格・法定耐用年数の目安、路線価を使った調べ方、融資が付きやすい物件の特徴を計算例つきで解説します。
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