[Assessed 88.9%] Land in Kawaguchi, Saitama — 17 min from Minumadai-shinsuikoen Sta.

⚠️ The listing has no on-site photos at all (its only image is the lot plan), so we could not check from photos whether there is a retaining wall, whether there is a step from the road in front, whether it is a flag-shaped lot, whether the old house is a row house, or the exterior of the old house. The listing's feature section says "flat land", and elevation data from the Geospatial Information Authority of Japan (GSI) also show the surrounding area as flat Arakawa lowland at about 4.5–6.2 m above sea level, but the level differences at the lot boundaries have not been measured. This property should be considered only after checking on site and with the agent.

⚠️ The lot number is not disclosed. Narrowing down the location from the listed distances to nearby facilities, we estimate the property lies inside the Shingo-Tobu No. 2 Land Readjustment Project area, and the listing's feature section also says "within a land readjustment area". Road prices are not published inside the project area (land there is valued individually), so the assessed figure is a trial calculation applying 93,000 yen/㎡ (2026), the lowest band among the surrounding road prices. The listing gives no provisional replotting area, area after replotting, land reduction or settlement money, and the valuation uses the listed area without any reduction. If replotting reduces the area, the assessed ratio falls in proportion, and a reduction of more than about 10% would lower the assessed ratio substantially. In an area where the project is under way, a permit under Article 76 of the Land Readjustment Act may also be required to build.

⚠️ This land comes with a building condition: a construction contract with Polatech Co., Ltd. (ポラテック) must be signed within three months of the land sale contract, and if it is not, the sale is cancelled without penalty and the deposit is returned in full. The price of 10.8 million yen is for the land only, and an old house stands on it. It is in Oaza Higashihongo, Kawaguchi, a 17-minute walk from Minumadai-shinsuikoen Station on the Nippori-Toneri Liner, with bus routes to Kawaguchi Station on the JR Keihin-Tohoku Line and Soka Station on the Tobu Line. The land is 112.78 ㎡ (registered), freehold, with a registered land category of residential land, in a Category 1 residential zone (60% building coverage, 200% floor area ratio), and subject to regulations under the Landscape Act. Public water, public sewer and city gas.

On the lot plan it is an irregular, flag-shaped lot with a short strip about 2.0 m wide at its north end. The valuation uses an effective lot area of 103.28 ㎡ after deducting about 9.5 ㎡ for the strip, giving an assessed ratio of about 88.9%; without the deduction it would be about 97.1%. The lot faces a private road on the north (about 4.0 m according to the lot plan). The listing says there is no private road burden, but it does not state any share in the private road, consent for passage and excavation, or the legal road type. The frontage width differs between the summary (3 m) and the lot plan (about 2.0 m), and we treat it as the narrower 2.0 m. Among the nearby places, the distances for 7-Eleven and Comodi Iida are distances from the property as shown by the listing site (SUUMO); those for the restaurants are straight-line distances on OpenStreetMap from the centroid of Oaza Higashihongo.