[Assessed 83.3%] Detached house in Kawaguchi, Saitama — 11 min from Hatogaya Sta.

Unit 4 of a four-house new development in Oaza Sato, Kawaguchi, an 11-minute walk from Hatogaya Station on the Saitama Rapid Railway Line. The price is JPY 46.8 million for 102.14 ㎡ of land (freehold, residential land category, no private-road share) and a two-story wooden 3SLDK house of 112.2 ㎡, with an assessed ratio of about 83.3%. ⚠️ The floor area includes 7.27–9.31 ㎡ of built-in garage space; excluding it lowers the ratio to about 79.9% (excluding 7.27 ㎡) to 78.9% (excluding 9.31 ㎡). At a road price of JPY 125,000/㎡ the ratio would be 80.02%, and at JPY 120,000/㎡, the cul-de-sac branch road south of the site, 78.9%, so the result moves noticeably with how it is assessed.

The house is unfinished, scheduled for completion in October 2026 with handover in late November 2026; the building confirmation number is 26UDI1W-Ken-03460. It fronts a public road about 7.0 m wide on the east and has a built-in garage for one car, a dishwasher, a bathroom dryer and accent wallpaper, with city gas and public water and sewerage. It sits in a Category 1 residential zone (building coverage 60%, floor area ratio 200%) within the urbanization promotion area, with restrictions under the Landscape Act, the River Act (the site adjoins the Shiba River embankment), shadow regulations, an Article 22 fire-prevention zone and the Act on Regulation of Residential Land Development and Specified Fill. Kenbiya lists it under the "detached rental house" category, but it is a newly built house for owner-occupation, and no yield or expected rent is given.

We used JPY 140,000/㎡, the road price of the north-south embankment road the site fronts, from the 2026 road price map (sheet 28113). JPY 140,000 is also the most common value on local streets around the development, and the price moved from JPY 125,000 (2024) to 135,000 (2025) and 140,000/㎡ (2026). The northern part of Oaza Sato is the Sato Land Readjustment Project area without road prices, but this development lies outside it to the south, where road prices are published. Counting all of southern Oaza Sato, the most common value is JPY 145,000/㎡.

⚠️ 154 kV and 66 kV transmission lines run south of the site and cross the Shiba River. The listing does not mention high-voltage lines overhead, and whether they pass over this lot is unconfirmed; if they do, the assessed value overstates the real value. ⚠️ The rear (west) borders the Shiba River embankment; the photos show only a grassy slope, but whether there is a retaining wall at the rear boundary and how high it is are unconfirmed. Summit Store Hatogaya Ekimae is 797 m away and Yaoko Kawaguchi SKIP City 844 m (distances from the SUUMO listing); restaurant distances are straight-line distances from the development coordinates shown by the listing source (LIFULL HOME'S), per OpenStreetMap.