[Assessed 86.5%] Detached house in Minami Ward, Saitama City, Saitama — 20 min from Nishi-Urawa Sta.
Property Overview
| Location | Minami Ward, Saitama City, Saitama |
| Nearest Station | JR Musashino Line Nishi-Urawa Sta. |
| Walk | 20 min walk |
| Assessed Ratio | 86.5%Assessed 86.5% |
| Price | ¥23,900,000 |
| Type | Detached house |
| Expected Yield | 5.02% |
| Structure | Wooden |
| Built | Built Jun 1994 (32 years old) |
| Land Area | 108.76㎡ |
| Building Area | 90.25㎡ |
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 | ¥23,900,000View listing |
| Rakumachi | ¥23,900,000View listing |
Assessed Value Breakdown
| Land assessed value | ¥20,664,400 |
| Building assessed value | ¥0 |
| Total assessed value | ¥20,664,400 |
| Asking price | ¥23,900,000 |
| Assessed ratio | 86.5% |
Calculation basis
- Land = road price ¥190,000/m² × land area 108.76m²
- Building = replacement cost ¥220,000/m² × floor area 90.25m² × remaining life 0y ÷ statutory life 22y
- Built Jun 1994 (32 years old)
Official Road Price Trend (last 3 years)
Cumulative change 2024 → 2026: +5.6%| Year | Road price (JPY/m²) | YoY |
|---|---|---|
| 2024 | 180,000 | — |
| 2025 | 185,000 | +2.8% |
| 2026 | 190,000 | +2.7% |
※ Based on inheritance-tax road prices published each July — a reference for the trend in land collateral value.
How We Checked This Property
Because athome does not disclose the lot number, we matched the block using the address on the Rakumachi listing and the athome map position, and set the representative value after tallying every local road in Uchiya 2-chome on the 2026 road price map.
What We Could Not Confirm
- The north boundary does not appear in any photo, and its level difference could not be confirmed.
- The gas type is inconsistent within the listing (propane in the equipment section, city gas in the features).
- The features say corner lot, but the road access section lists only the west side; whether it is a corner lot needs to be confirmed.
- With only two site photos, the condition of the exterior walls and roof and the boundaries with neighbors need to be checked on site.
- The listing does not give the terms of the lease (contract period, renewal terms, handling of the deposit, etc.).
※ 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 used detached house in Uchiya 2-chome, Minami Ward, Saitama City, Saitama, offered as an owner-change property with the tenant in place. The nearest station is Nishi-Urawa on the JR Musashino Line, listed as a 20-minute walk (Musashi-Urawa Station on the JR Saikyo Line is a 26-minute walk). It is in a Category 1 residential zone (building coverage 60%, floor area ratio 200%). On OpenStreetMap, a Ringer Hut is about 130 m, a CoCo Ichibanya about 200 m, and the Rogers Toda discount supermarket about 380 m in a straight line from the point of Uchiya 2-chome block 3. The listing gives 824 m to the elementary school (Saitama City Nishi-Urawa Elementary School).
The house is a two-story wooden 4LDK built in June 1994, with 90.25 m² of floor area, a parking space and a south-facing balcony. The land is 108.76 m² (registered area), freehold, facing a 4.3 m public road on the west side, with no private road burden or setback listed. It is currently let at 100,000 yen per month (a long-term tenant), for a gross yield of 5.02%, with rent collection managed by the broker, Daiwa Fudosan Co., Ltd. The price is 23.9 million yen. The same property has been listed on Rakumachi at the same price since June 19, 2026, about three and a half months on the market.
We used a 2026 road price of 190,000 yen/m² (leasehold ratio D). The same road was 180,000 yen/m² in 2024 and 185,000 yen/m² in 2025, rising each year. The wooden building has passed its 22-year statutory useful life and is valued at zero, so the land alone gives an assessed value of about 86.5% of the price. Local roads in Uchiya 2-chome range from 185,000 to 195,000 yen/m²: about 84.2% on the lowest 185,000 yen road and about 88.7% on the highest 195,000 yen road, so the ratio exceeds 80% whichever road applies.
Only two photos show the site: one of the exterior and one looking down from the balcony; the rest are floor plans and interiors. No step or stairs are visible between the south garden or entrance and the road, and the east boundary is a low block wall of about 0.5 m with a mesh fence. The front road on the west side also appears nearly level from the balcony. ⚠️ The north boundary does not appear in any photo and could not be confirmed. The listing is also inconsistent on the gas type (propane in the equipment section, city gas in the features) and on whether it is a corner lot (the features say corner lot, but the road access section lists only the west side). With no remaining building value, this property should be considered on the basis of the land value and current rent, after confirming these points with the broker.
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
Our blog explains the basics you need to read the numbers on this page.
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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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