[Assessed 89.9%] Land in Kawaguchi, Saitama — 18 min from Nishi-Kawaguchi Sta.
Property Overview
| Location | Kawaguchi, Saitama |
| Nearest Station | JR Keihin-Tohoku / Negishi Line Nishi-Kawaguchi Sta. |
| Walk | 18 min walk |
| Assessed Ratio | 89.9%Assessed 89.9% |
| Price | ¥160,000,000 |
| Type | Land |
| Land Area | 543㎡ |
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.
| Kenbiya | ¥160,000,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥143,895,000 |
| Building assessed value | - |
| Total assessed value | ¥143,895,000 |
| Asking price | ¥160,000,000 |
| Assessed ratio | 89.9% |
Calculation basis
- Land = road price ¥265,000/m² × land area 543m²
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +8.2%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 245,000 | — |
| 2025 | 255,000 | +4.1% |
| 2026 | 265,000 | +3.9% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
As there are no site photos, we counted the block roads in Namiki 4-chome on two sheets of the 2026 road price map, checked the lot shape and road access on the plot plan, and checked level differences around the site with GSI elevation data.
What We Could Not Confirm
- There are no site photos, so the presence of retaining walls and level differences with the front road and neighbouring lots (including whether the site is reached by steps) have not been checked. Elevation data indicate flat low-lying ground, but retaining walls or block walls on the boundaries need to be checked on site.
- Whether this is a flag-shaped lot, and whether the old building is attached to a neighbouring building, could not be checked from photos. The plot plan shows no access strip, but the shape and use of the narrow protrusion at the northeast corner are also unknown.
- With no photos, the exterior, structure and condition of the unregistered old building (office) are unknown. The listing also does not make clear whether it will be handed over as is or after demolition.
- The road width and frontage are blank in every listing. Scaling from the plot plan suggests a frontage of around 5 m, but this needs to be confirmed at the city office together with the road width and type (whether it is a road under the Building Standards Act).
- The LIFULL HOME'S and House Do listings also state "Hatogaya Station on the Saitama Rapid Railway, 11-minute walk", but Hatogaya Station is more than about 3 km from the property, which does not fit an 11-minute walk. We judged this to be an error and used Nishi-Kawaguchi Station, 18-minute walk (about 1,440 m).
※ 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 Namiki 4-chome, Kawaguchi, Saitama. The nearest station is Nishi-Kawaguchi on the JR Keihin-Tohoku / Negishi Line, listed as an 18-minute walk (about 1,440 m). The site is in the northwest part of Namiki 4-chome and borders Tsukagoshi in Warabi to the north. Along Aokicho Koen-dori nearby are Denny's (about 110 m), FamilyMart (about 320 m) and Kasumi supermarket (about 350 m). Distances are straight-line distances from the map coordinates on the listing (LIFULL HOME'S), which are accurate to about ±30 m. Only shops confirmed on OpenStreetMap to be within Kawaguchi are included.
The land is 543.00 ㎡ (164.25 tsubo), freehold. It is zoned Category 1 Residential with a 60% building coverage ratio and a 200% floor area ratio; the land category is residential, there is no building-contractor condition and no private-road burden. The plot plan shows an irregular L-shaped lot that touches a public road on its west side only, with a narrow protrusion at the northeast corner. An old building stands on the land, and the remarks in the House Do listing note an unregistered building (office). The price is 160 million yen.
The assessment covers the land only; the old building is not valued. For the 2026 road price we took 265,000 yen/㎡ (leasehold ratio D), the most common value among the block roads in Namiki 4-chome, which gives an assessed ratio of about 89.9%. This band has risen about 8.2% in two years from 245,000 yen in 2024. However, the road price of the road the site actually faces has not been identified: by candidate band, the ratio would be 83.2% at 245,000 yen, 88.24% at 260,000 yen and 91.6% at 270,000 yen.
⚠️ The road width and frontage are blank in every listing we checked. The plot plan only shows that the west side touches a public road, and whether the site has the frontage required by the Building Standards Act has not been confirmed. The only image in the listings is the plot plan, with no site photos, so retaining walls, level differences with the road, whether it is a flag-shaped lot and the exterior of the old building could not be checked from photos. Anyone considering this property would need a road survey at the city office and an on-site inspection first.
Estimated Financing
Suggested Lenders
※ General tendencies of lenders covering this area, for information only. This does not guarantee or suggest any specific financing outcome.
Learn About Assessed Value and Financing
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不動産担保ローンとは？手持ちの不動産で次の物件を買う方法
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積算評価・担保評価とは？計算方法と調べ方をわかりやすく解説
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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