[Assessed 82.6%] Detached house in Niiza, Saitama — 18 min from Kiyose Sta.

A pre-owned detached house in Shinbori 1-chome, Niiza, listed as an 18-minute walk (1,521 m) from Kiyose Station on the Seibu Ikebukuro Line and a 26-minute walk (1,814 m) from Higashi-Kurume Station. It lies in a residential area near the city boundaries with Kiyose and Higashikurume, zoned Category 1 Low-Rise Exclusive Residential (building coverage 60%, floor area ratio 100%). The listing's nearby facilities are Seiyu Higashikurume (1,253 m), Maruetsu Higashikurume (1,289 m), Big-A Higashikurume Kanayama (1,422 m) and Sakagami Kiyose (1,506 m), but all of them are across the boundary in Higashikurume or Kiyose, Tokyo (distances as stated by the listing). The nearby places below include only shops we confirmed to be within Niiza. Their distances are straight-line distances from the property position, obtained by geocoding the residential address plate visible in the exterior photo with the GSI address search (measured on OpenStreetMap); restaurants within Niiza are about 2 km away toward Kurihara.

The building is a two-storey wooden 4LDK completed in December 2016 (9 years old), with 93.77 m² of floor area on 100.58 m² of freehold land (both registered figures). The ground floor has a 15.75-tatami LDK and a 5.26-tatami Japanese-style room, and the upper floor has three Western-style rooms; a three-burner stove, a bathroom heater-dryer and a video intercom are listed. Utilities are city gas, public water and public sewer, and there is a parking space. The site faces a 4.8 m road on the northwest, and no private road burden is listed. The other restrictions field lists a co-ownership share of a cleaning facility (1/16 of 3.8 m²); we treat it as a share separate from the 100.58 m² of land and neither add nor deduct it in the assessment. The price is ¥31.8 million, but the listing's payment example still shows ¥35.8 million, so the price appears to have been reduced from ¥35.8 million. No yield or expected rent is listed; it is marketed as a home for owner-occupiers.

The assessment uses ¥140,000/m² (leasehold ratio D), the most common value on the block roads of Shinbori 1-chome in the 2026 route price map, giving an assessed ratio of about 82.6% against the ¥31.8 million price. The building has 13 of the 22-year statutory life for wooden buildings remaining, so a building value is included. ⚠️ However, the 4.8 m road on the northwest that the property faces carries no route price band on the map, so ¥140,000/m² is borrowed from other block roads in the chome. The banded road on the east side of the block is ¥135,000/m², which would give about 81.0% (about 85.8% at ¥150,000/m² and about 88.9% at ¥160,000/m²). Whether the frontage road is public or private could not be confirmed from the listing either. The route price rose about 3.7%, from ¥135,000/m² in 2024 and 2025 to ¥140,000/m² in 2026.

In the exterior photo, the parking space is almost level with the road and the site is flat. The three steps up to the entrance porch (about 0.5 m) come from the building's floor height; the boundary on the parking side is a concrete block base (about 0.4–0.6 m) topped with a mesh fence, and the other boundary is also a mesh fence with the ground at about the same level. There is no sign of a retaining wall, stair access or a flag-shaped lot, and GSI 1 m elevation data puts the ground within a 25 m radius at 52.4–53.0 m. The rear boundary and the road itself, however, do not appear in the photos. This is a 9-year-old house whose building still carries value, but the road's type, the route price applied to the frontage and the rear side need to be confirmed with the agent.