[Assessed 89.7%] Detached house in Nishi Ward, Saitama City, Saitama — 17 min from Nisshin Sta.

A newly built detached house in Miyamaecho, Nishi Ward, Saitama City. The listing gives a 17-minute walk to Nisshin Station on the JR Kawagoe Line, a 20-minute walk to Nishi-Omiya Station, and about 3 km by car to Miyahara Station on the JR Takasaki Line. Kenbiya labels the line as the Saikyo Line, but Nisshin is a station on the Kawagoe Line, so we use the Kawagoe Line. Miyamaecho is a large town without chome subdivisions, and the address is disclosed only down to the town name. The listing mentions a Food Garden supermarket (6 minutes by bicycle) and a FamilyMart (4 minutes by bicycle). The nearby places below were found on OpenStreetMap, and distances are straight-line distances from the centroid of Miyamaecho. Because we estimate the property lies in the northeastern part of the town, actual distances from the property may differ by a few hundred meters.

The house is Building No. 1 of the new subdivision "Saitama-shi Nishi-ku Miyamaecho Phase 1" (3 houses), a two-story wooden house completed in May 2026 with a 4LDK+SIC layout, 99.37 m² of floor area and 100.36 m² of land (surveyed, freehold). It is vacant and available immediately. Kenbiya lists it under detached rental houses, but it is in fact a new house for sale, and no yield is stated. Building No. 2 (39.99 million yen, 100.38 m² of land) and Building No. 3 (37.99 million yen, 92.73 m² of land) in the same subdivision are separate lots and are not covered by this article. The lot faces a 4.0 m public road to the north with 5.67 m of frontage; the lot plan marks it as a road under Article 42(2) of the Building Standards Act with a width of 4.000 m. Parking for 2 cars, city gas and public sewer. The zoning is a quasi-residential district and a Category 2 medium-to-high-rise exclusive residential district, with the boundary running through the lot. The building coverage ratio is 60%, but the floor area ratio is listed as 100% on Kenbiya and 200% on SUUMO. The listing also notes the Landscape Act, a residential land development regulation area and a height control district.

The land is valued at the 2026 road price of 86,000 yen/m² (leasehold ratio D). Road prices in Miyamaecho fall into two zones: a northern zone (74,000–87,000 yen/m²) and a southwestern zone (88,000–110,000 yen/m²). From the listed distances to schools and stations we estimate the property is in the northern zone, and we adopted 86,000 yen/m², the most common value on the local streets of that zone. The value for the road in front of the lot itself has not been identified. Using 84,000 yen/m² would give an assessed ratio of about 89.1%, the zone's lowest value of 74,000 yen/m² about 86.2%, and the southwestern zone's 110,000 yen/m² about 96.8%. On the same route the road price rose from 82,000 to 84,000 to 86,000 yen/m² over three years. Because the building was just completed and retains almost all of its useful life, the building accounts for over 70% of the assessed value.

Kenbiya only provides a floor plan and a lot plan, so we checked on-site photos of the same subdivision posted on SUUMO. The lot is about one curb height above the road to the north, the retaining height against the parking lot to the west appears to be under 0.2 m, and to the east are Buildings No. 2 and 3 of the same subdivision at the same level. No retaining walls, slopes or stepped access appear in the photos, and the lot is neither a flag-shaped lot nor attached to another house. However, the southern boundary does not appear directly in any photo. The road price of the front road, the conflicting floor area ratios and the condition of the southern boundary remain points to confirm with the agent.