[Assessed 121.1%] Land in Kawaguchi, Saitama — 20 min from Higashi-Kawaguchi Sta.

This is a plot of land for sale with an old house on it in Tozuka-Higashi 3-chome, Kawaguchi, listed as a 20-minute walk (about 1,600 m) from Higashi-Kawaguchi Station on the JR Musashino Line. The land is 100.34 m² (registered area), freehold, with the land category of residential land. It lies in an urbanization promotion area zoned Category 1 Medium-to-High-Rise Exclusive Residential (building coverage 60%, floor area ratio 200%), with no building-contractor condition attached. The school district is Tozuka-Higashi Elementary School (about 360 m) and Tozuka Junior High School (about 910 m). Measured on OpenStreetMap in a straight line from the representative point of Tozuka-Higashi 3-chome (GSI address search), there is a Mister Donut about 270 m away, and the Commodi Iida supermarket and a Matsumoto Kiyoshi drugstore about 310 m away. The asking price is 15.8 million yen.

⚠️ The lot plan shows a flag-shaped lot. It reaches the road on the north, a designated private road (dead end, about 4 m wide), through an access strip (the "pole") about 2.0 m wide and about 5.67 m long, and the designated road leads to a public road about 6.0 m wide. The listing states there is no private-road burden, and the designated road does not appear to be included in the land area. However, the listing does not state whether the lot holds a share of the designated road or whether consent for passage and excavation has been obtained. These affect utility connections (water, sewer, gas) and construction work when rebuilding, so they need to be confirmed with the agent. Since the Building Standards Act requires frontage of at least 2 m, whether the frontage actually measures 2 m is also a point to check. Handover is from late December 2026 onward, and an old house still stands on the site (the house is not included in the assessment).

For the assessment we took ¥215,000/m² (leasehold ratio D), the most common value on block roads in Tozuka-Higashi 3-chome on the 2026 (Reiwa 8) route price map, as the representative value. The lot number is not disclosed, so the value of the road the lot actually faces has not been identified, but even the lowest band in the chome, ¥195,000/m², gives an assessed ratio of about 109.8%. The 11.34 m² access strip is deducted from the land area and the lot is assessed on an effective residential area of 89.00 m², giving an assessed ratio of about 121.1% against the 15.8 million yen price. Without deducting the strip the ratio would be about 136.5%. The route price rose from ¥185,000/m² in 2024 and ¥205,000/m² in 2025 to ¥215,000/m² in 2026, up about 16.2% over two years.

The listing has only one exterior photo and one lot plan, and the same two images appear in all three listings (Kenbiya, LIFULL HOME'S and Housedo.com). The exterior photo shows the designated road and the entrance of the access strip (a gate) at the same level, with no visible step, stairs or retaining wall. However, the east, south and west boundaries of the main part of the lot do not appear in any photo and have not been confirmed. GSI 5 m mesh elevation data shows the surroundings to be flat lowland at 4.4-5.7 m above sea level, but the lot itself was not measured. The LIFULL HOME'S listing was first published on June 27, 2026, so it has been on the market for about three months. In short, this is a flag-shaped lot whose land assessment exceeds the price even after deducting the access strip, but the rights to the designated road, the actual frontage width and the condition of the boundaries not shown in the photos are the main points to confirm.