[Assessed 80.8%] Land in Nishi Ward, Saitama City, Saitama — 8 min from Sashiogi Sta.
Property Overview
| Location | Nishi Ward, Saitama City, Saitama |
| Nearest Station | JR Kawagoe Line Sashiogi Sta. |
| Walk | 8 min walk |
| Assessed Ratio | 80.8%Assessed 80.8% |
| Price | ¥13,000,000 |
| Type | Land |
| Land Area | 109.62㎡ |
Where This Property Is Listed
This property appears on the sites below. Listings matching on location, land area and building area are merged into a single article as the same property.
| athome | ¥13,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥10,504,200 |
| Building assessed value | - |
| Total assessed value | ¥10,504,200 |
| Asking price | ¥13,000,000 |
| Assessed ratio | 80.8% |
Calculation basis
- Land assessed value was entered manually by the operator.
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +8.2%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 97,000 | — |
| 2025 | 99,000 | +2.1% |
| 2026 | 105,000 | +6.1% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because the lot number is not disclosed and there is no map, we narrowed down the location from the facility distances on SUUMO and counted the block-road values in that area on the 2026 route price map. We adjusted the area by reading the access strip of the flag-shaped lot from the plot plan.
What We Could Not Confirm
- Retaining walls and the step to the front road: with no on-site photos, we could not check for retaining walls or a step (including stairs) between the lot and the private road. Elevation data shows flat lowland around it, but since the lot number is unknown this is not a lot-level assessment; an on-site check or an inquiry to the agent is needed.
- Flag shape and attached buildings: the plot plan confirms a flag-shaped lot, but the measured width of the access strip (about 2.10 m on the plan), consent for passage and excavation on the private (designated) road, and whether the old house is attached to a neighboring building have not been confirmed.
- Condition of the building exterior: the old house's structure, age and exterior cannot be determined from the listing or photos, so we have no estimate of demolition costs.
- The lot number is not disclosed and no map is shown, so we have not identified which route price applies to the private road in front (about 77.0% at 100,000 yen/m², about 84.7% at 110,000 yen/m²). The lot number needs to be confirmed with the agent.
- The inconsistent price (13.0 million yen in the summary table vs. 13.5 million yen in the remarks) and the "vacant land" and "corner lot" tags that do not match the current state or the plot plan need to be confirmed with the agent.
※ Rather than reproducing the listing as-is, we verified the figures against public sources such as the official road price maps and the listing photos. This is not based on a site visit, so please confirm on site and with the seller before deciding.
Neighborhood ① Shopping Near the Station
Neighborhood ② Dining Near the Station
About This Property
This is a plot of land for sale in Oaza Horai, Nishi Ward, Saitama City, an 8-minute walk from Sashiogi Station on the JR Kawagoe Line (25 minutes on foot from Nishi-Omiya Station). It lies in an urbanization promotion area zoned Category 1 residential (building coverage 60%, floor area ratio 200%), as a single-lot sale with no builder condition. Public water, public sewer and city gas are available. ⚠️ The lot number is not disclosed, and athome does not show a map.
The lot is 109.62 m², freehold, with residential land category. ⚠️ According to the plot plan it is a flag-shaped lot: an access strip about 2.10 m wide and about 4.56 m long (about 9.58 m²) leads to a 4.0 m wide private road (a designated road) on the southeast side, with a 2.1 m frontage. The main part behind is about 10.0 m by 10.0 m. The private road is 147.00 m² with a 1/8 co-ownership share; it is a separate parcel, so we have not deducted it from the area. ⚠️ An old house still stands on the lot, and it is handed over immediately as is. Demolition costs may fall on the buyer, and the listing does not show the old house's structure or age. The agent is Kanto Jyuhan (exclusive brokerage), and the listings on athome and SUUMO only started between September 30 and October 1, 2026.
⚠️ The price is 13.0 million yen in the summary table and on SUUMO, but the remarks text on athome says "price 13.5 million yen", so the listing is inconsistent. We evaluate at the lower 13.0 million yen. Also, athome's feature tags include "vacant land" and "corner lot", which do not match the current state (an old house stands on it) or the flag-shaped plot plan. The 2026 route price is 105,000 yen/m² (97,000 yen/m² in 2024, 99,000 yen/m² in 2025). We evaluate the effective area of 100.04 m² after deducting the access strip, and the land alone equals about 80.8% of the price. Without the deduction it would be about 88.5%, but ⚠️ if the effective area were below 99.05 m² the assessed ratio would fall below 80%, so the margin is only about 1 m². At 13.5 million yen it would be about 77.8%.
⚠️ Because the lot number is not disclosed, we narrowed down the location from the facility distances on SUUMO (Lawson 289 m, Life 555 m, Sashiogi Kindergarten 448 m, etc.) and use 105,000 yen/m², the most common block-road value in that area. We have not identified which route price applies to the private road in front; it would be about 77.0% in a 100,000 yen/m² band and about 84.7% in a 110,000 yen/m² band. ⚠️ There is not a single on-site photo of this property; on both athome and SUUMO the only image is the plot plan. As a result, we could not confirm whether there are retaining walls, whether there is a step between the lot and the front road (including stairs), whether the old house is attached to a neighboring building, or the condition of the building exterior. GSI elevation data shows the estimated area is flat lowland along the Takinuma River, but since the lot number is unknown this is not a lot-level assessment. Of the nearby places below, the Lawson and Life distances are from SUUMO's nearby-facility section, and the other four are straight-line distances from the position estimated from the listed facility distances (OpenStreetMap).
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
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積算評価（担保評価）とは、銀行が物件の担保価値を土地と建物から計算する方法です。計算式・再調達価格・法定耐用年数の目安、路線価を使った調べ方、融資が付きやすい物件の特徴を計算例つきで解説します。
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