[Assessed 114.5%] Condominium building in Omiya Ward, Saitama City, Saitama — 17 min from Saitama-Shintoshin Sta.

This is a whole apartment building (mansion) in Sengencho 2-chome, Omiya Ward, Saitama City. The listing gives it as a 17-minute walk from Saitama-Shintoshin Station on the JR Keihin-Tohoku Line, 20 minutes from Omiya Station (21 minutes in the Rakumachi listing) and 26 minutes from Kita-Yono Station on the JR Saikyo Line. The zoning is Category 2 residential (60% building coverage, 200% floor area ratio) within the urbanization promotion area. The lot lies northeast of the main regional road Sanko-Ageo Line and fronts a short dead-end public road on the south side for 13.2 m.

The building is a three-storey reinforced concrete structure completed in March 1996 (30 years old) with nine units (three 2LDK and six 2DK according to the Rakumachi listing). The land is 409.91 m² (registered area), freehold, with the land category of residential land, and no private road share or leasehold is mentioned. It is sold fully let as an owner-change property, with expected annual rent of ¥8.7 million, a gross yield of 5.17% and a price of ¥168 million. There is no car parking, but there is bicycle parking. ⚠️ The total floor area differs between listings: 546.18 m² on athome and 409.91 m² on Rakumachi. The Rakumachi figure is identical to the land area and was very likely entered twice by mistake, but this cannot be confirmed, so we assessed the building on the smaller figure of 409.91 m². Using 546.18 m², the assessed ratio would be about 124.2%.

For the 2026 (Reiwa 8) road price, we used ¥350,000/m² (leasehold ratio D), the most common value among the local roads in Sengencho 2-chome; it has risen about 9.4% in two years from ¥320,000/m² in 2024. ⚠️ However, the dead-end road the lot fronts has no road price, and the surrounding roads are lower than the district's representative value: ¥230,000/m² on the neighbouring Sanko-Ageo Line and ¥245,000/m² on the road to the northeast. Using ¥230,000/m², the assessed ratio would be about 85.2%. The building is a 30-year-old reinforced concrete structure with 17 of its 47-year statutory useful life remaining, so it still carries assessed value. The assessed ratio on the representative value is about 114.5%.

In the eight listing photos, the front road and the lot are at the same level, and no wall retaining soil was seen along the east-side passage or around the bicycle parking at the back. The north boundary does not appear in the photos, so we supplemented it with elevation data from the Geospatial Information Authority of Japan. For nearby facilities, the distances to Seven-Eleven, Maruetsu and Cocoon 2 are those stated in the athome listing; the restaurants were confirmed on OpenStreetMap to be in Omiya Ward, and their distances are straight-line distances from the property position shown on the athome map. Three points remain unconfirmed: the floor area discrepancy, the road price of the front road, and the level difference at the north boundary.