[Assessed 121.6%] Land in Kawaguchi, Saitama — 8 min from Araijuku Sta.

This is a plot of land for sale in Oaza Araijuku, Kawaguchi City, an 8-minute walk from Araijuku Station on the Saitama Rapid Railway Line. ⚠️ The address is disclosed only down to Oaza Araijuku, and the lot number is not published. The road price was therefore assessed across the whole of Oaza Araijuku; whichever road-price band in the district applies, the assessment ratio falls between about 103.6% and 157.6%. The shop distances in the listing are measured from athome's representative point for Oaza Araijuku, not from the property: 171 m to 7-Eleven Kawaguchi Akayama, 307 m to Seiyu Kawaguchi Akayama and 781 m to AEON Style Araijuku Ekimae. Restaurant distances are straight-line distances from the representative point of Oaza Araijuku returned by the GSI (Geospatial Information Authority of Japan) address search, measured on OpenStreetMap: Marugame Seimen, McDonald's and Saizeriya (all in neighbouring Oaza Nishi-Araijuku) are about 250–430 m away.

The land is 64.09 m² (registered), freehold, registered as residential land, in an urbanization promotion area straddling a Category 2 and a Category 1 Residential Zone (building coverage 60%, floor area ratio 160%). ⚠️ The site faces a private road about 2.6 m wide on the south side, and a setback is required. The lot plan in the listing states an effective site area of about 49.53 m² (about 15 tsubo) excluding the setback and road portions (14.56 m² in total). The private-road burden is shown as "none", but the lot plan shows the road portion as part of the site. ⚠️ The listing says nothing about consent for passage or excavation on the private road. An old two-storey wooden house stands on the land and is sold as is (handover timing negotiable). There is no building condition; the seller is responsible for buried objects for three months after handover and plans to carry out a boundary survey.

The price is 5.5 million yen. The 2026 road price is 135,000 yen/m² (120,000 yen/m² in 2024 and 130,000 yen/m² in 2025), up about 12.5% over two years. The land is assessed on the effective site area of about 49.53 m² excluding the setback and road portions, and the old house is valued at zero because its floor area and year of construction are not listed. The assessment ratio is about 121.6%; using the registered 64.09 m² as is, it would be about 157.3%. ⚠️ The price is below the land value based on the road price (about 6.69 million yen), and the listing does not fully explain why. Factors visible in the listing are the narrow private road of about 2.6 m, the absence of any mention of passage and excavation consent, the small effective site of about 15 tsubo, the demolition of the old house likely falling on the buyer because it is sold as is, and the floor area ratio being limited to 160%.

In the listing photos, the site is at almost the same level as the private road, and the Oya-stone wall along the road is low, 2–3 courses (about 0.5–0.6 m in total). No retaining wall or steps from the road can be seen, and the lot plan shows the site touching the road directly, so it is not a flag-shaped lot. The old house is a detached building that does not share walls with its neighbours. ⚠️ The north (rear) and east/west boundaries do not appear in the photos, so level differences and boundary conditions there have not been confirmed. Anyone considering the property needs to check with the agent whether passage and excavation consent for the private road exists, the effective site area after setback and the result of the boundary survey, the cost of demolishing the old house, and the exact address (lot number).