[Assessed 121%] Land in Sakado, Saitama — 14 min from Sakado Sta.

This is a plot of land for sale in Izumicho, Sakado City, a 14-minute walk from Sakado Station on the Tobu Tojo Line. ⚠️ The listing has no on-site photos at all, and we could not find another listing of the same property on athome or SUUMO. As a result, a retaining wall, a level difference from the front road, whether the lot is flag-shaped or a row house, and the exterior of the building could not be checked from photos. The address is disclosed only down to Izumicho, and the lot number is unknown. According to the listing, Shimamura Sakado is 315 m away, Drug Seims Sakado Nakatomi 541 m and Yaoko Sakado Izumi 983 m. Restaurant distances are straight-line distances from the position on athome's map (within Izumicho), measured on OpenStreetMap: the yakiniku restaurant Osakaya Rikyu about 30 m, the ramen shop Yokozuna about 140 m and Kisoba Azuma about 320 m. None of these are distances from the exact property location.

The land is a regular-shaped 72.60 m² (registered), freehold, registered as residential land, in a Category 1 Residential Zone within an urbanization promotion area (building coverage 60%, floor area ratio 200%). It faces a 4.2 m private road (a designated road under the Building Standards Act) on the east side with 9.0 m of frontage. The private-road burden is listed as 92.00 m² (1/6 co-ownership share), which suggests the road is shared by six owners. There is a building on the land now, and it is to be handed over as a cleared lot (timing negotiable). The listing mentions no building condition, no restriction on rebuilding, no leasehold and no cliff ordinance.

The price is 4.5 million yen. The 2026 road price is 75,000 yen/m² (73,000 yen/m² in 2024 and 74,000 yen/m² in 2025), giving an assessment ratio of about 121%. Judging from the share notation, the 92.00 m² private-road burden is treated as a separate co-owned parcel and is not deducted from the site area (even if the share equivalent of about 15.33 m² were included in the 72.60 m², the ratio would be about 95.4%). Local roads in Izumicho range from 71,000 to 83,000 yen/m²; because the most frequent bands were tied, the lower value of 75,000 yen/m² is used as a provisional representative value. Using the 79,000 yen/m² of the roads around the property's block gives about 127.5%, and even the lowest band in the town, 71,000 yen/m², gives about 114.5%. ⚠️ The price is below the land value based on the road price (about 5.45 million yen). Without on-site photos the reason cannot be read from the listing; the points to check are the level difference to the east and south-east, the arrangements for the private road shared by six owners, and the surveyed area.

⚠️ GSI (Geospatial Information Authority of Japan) elevation data (1 m mesh) around the position on the listing's map show 30.5–30.9 m near the site, consistent with the listing's "flat terrain", but the ground drops to 28.7–28.8 m about 10–15 m to the east and south-east, a difference of about 1.7 m. A step or retaining wall on the side of the designated road in front (east) or the lot across it cannot be ruled out. Because the map position cannot be verified to the level of individual lots, whether this drop lies on the site boundary could not be determined. Anyone considering the property needs to confirm on site or with the agent whether there is a retaining wall or step, that the lot is not flag-shaped or a row house, the condition of the existing building, the arrangements with the private road's co-owners, and the surveyed area.