[Assessed 90.3%] Detached house in Tokorozawa, Saitama — 13 min from Shimo-Yamaguchi Sta.

⚠️ None of the listings for this property include a single on-site photo (the listing images are only a floor plan, a lot plan and nearby facilities), so we have not been able to check for retaining walls, a height difference from the front road, whether the lot can only be reached by steps, whether the house is attached to a neighbouring building, or the condition of the exterior. The lot plan does confirm that it is not a flag-shaped lot. The thumbnail is an illustration made by this site. This is a pre-owned detached house in Oaza Yamaguchi, Tokorozawa, listed as a 13-minute walk from Shimo-Yamaguchi Station on the Seibu Sayama Line and a 16-minute walk from Nishi-Tokorozawa Station on the Seibu Ikebukuro Line. The address is published only down to the district (oaza), but from the lot plan and the listed facility distances (Yamaguchi Nursery School 60m, Izumi Elementary School 370m) we estimate it to be a corner lot on a local street southeast of Yamaguchi Municipal Nursery School.

The house is a two-storey wooden building completed in June 2023 (3 years old) with 108.48㎡ of floor area and a 4LDK layout. The LDK is 18 tatami or larger, and the house has a dishwasher, a bathroom dryer, a walk-in closet, a shoe-in closet, underfloor storage and two toilets, with parking for two cars (depending on size). The land is 103.7㎡, freehold and registered as residential land, a corner lot facing a 4.5m public road to the north and a 4.2m public road to the east. There is no private road burden or setback, and the property also includes a 1/20 share of a 3.02㎡ waste collection site. The zoning straddles Category 1 Medium-to-High-Rise Exclusive Residential and Category 1 Residential (building coverage 70%, floor area ratio 200%) within the urbanization promotion area. Restrictions are the Article 22 fire zone, the Natural Parks Act and the Landscape Act, with public water, public sewer and city gas. The price is 32.8 million yen; the seller currently lives in the house and the handover date is negotiable. The listing is for owner-occupiers and shows no yield.

Oaza Yamaguchi is a district where road-price areas and multiplier areas are mixed, but Tokorozawa's assessment multiplier table treats the urbanization promotion area as a road-price area, and the road this property faces also carries a road price. For the road price we used 87,000 yen/㎡ (leasehold ratio D), the most common value among local streets around the nursery school; it has risen about 3.6% over two years from 84,000 yen/㎡ in 2024. The assessed ratio is 90.3%, but about 70% of the assessment comes from the 3-year-old building, and the land alone is valued at about 27.5% of the price. Because the building's value declines with age, the assessed ratio will also fall as the years pass. The waste collection site share is a separate parcel and is not included in the assessment.

This is a 3-year-old house on a corner lot in a residential area 13 minutes on foot from the station, where the building accounts for most of the assessment. Since nothing could be confirmed from photos, retaining walls, height differences, whether it is attached, and the exterior condition need to be checked at a viewing or with the agent. Among the nearby places, the three shops use the distances in the listing's surroundings section, and the three restaurants use straight-line distances from the estimated location (the map position on LIFULL HOME'S, which lists the same property) to their OpenStreetMap positions; we confirmed that all of them are in Tokorozawa.