[Assessed 90.9%] Land in Asaka, Saitama — 11 min from Asaka Sta.

A plot of land for sale in Saiwaicho 1-chome, Asaka, Saitama, an 11-minute walk from Asaka Station on the Tobu Tojo Line. It lies in an urbanization promotion area within a Category 1 mid/high-rise exclusive residential zone (building coverage 60%, floor area ratio 200%). On the north it has about 12.3 m of frontage on a 7.6 m public road with a center line, and on the southwest about 11.9 m of frontage on a 1.8 m wide public road that is not a certified municipal road. According to the listing, 7-Eleven Asaka Honcho 1-chome is 290 m away and Maruetsu Asaka supermarket 410 m. Restaurants, measured in a straight line from the listed coordinates, include the soba restaurant Gohei at about 240 m and Chiyoda Sushi at about 290 m (OpenStreetMap).

The price is JPY 6.3 million for 30.15 ㎡ of land (surveyed, freehold, no private-road share). The land category is miscellaneous land (zasshuchi), it is currently vacant, and there is no building condition. ⚠️ A setback is required along the 1.8 m road on the southwest, and the lot plan shows that 14.31 ㎡ setback area separately. The 30.15 ㎡ is the effective site area after the setback and does not include the 14.31 ㎡. Because the land category is miscellaneous land, a change-of-category registration will be needed if a building is constructed and the land is used as residential land.

⚠️ The site is a triangle with sides of 12.31 m, 11.92 m and 5.10 m. Its deepest point is only 5.1 m, and from there it narrows to an acute angle. A 60% building coverage gives a nominal building area of about 18 ㎡, but the acute corner cannot provide usable building width, so the building that can actually be placed is smaller still. Because it faces roads on two sides, height is also limited by road setback-line regulations, so the buildable volume is limited. We have not confirmed whether Asaka City sets a minimum site area for this zone or a district plan; if it does, 30.15 ㎡ may fall below it, so whether and how large a building can be built needs to be confirmed with the city in advance.

The assessed ratio is about 90.9%. Saiwaicho 1-chome spans four road price map sheets, and we took JPY 190,000/㎡ (2026), the most common value on local streets, as the representative value. The same road rose from JPY 175,000 (2024) to 185,000 (2025) and 190,000/㎡ (2026). From its position and the photos we estimate the north road is Hizaori-dori (sections at JPY 200,000–215,000/㎡), but we kept the lower neighborhood mode as the representative value. In the five site photos in the listing, the site is at about the same level as the north road, with no retaining walls, slopes or steps up from the road. This land should be considered on the premise that its shape and size limit what can be built, after confirming its intended use and whether construction is possible.