[Assessed 95.3%] Land in Tokorozawa, Saitama — 15 min from Higashi-Tokorozawa Sta.

A plot of land with an old house for sale in Oaza Shimoyasumatsu (lot 159-30), Tokorozawa, Saitama, a 15-minute walk from Higashi-Tokorozawa Station on the JR Musashino Line. It is in a residential area zoned Category 1 low-rise exclusive residential (building coverage 50%, floor area ratio 80%), with no fire-prevention designation. The listing gives no names or distances for nearby shops, so we searched OpenStreetMap from the location of Shimoyasumatsu lot 159 found by the GSI (Geospatial Information Authority of Japan) address search. In a straight line, the SEKI drugstore is about 370 m away, Gyomu Super Higashi-Tokorozawa about 590 m, the cafe Nagomino about 590 m and Denny's about 690 m.

The price is JPY 8.4 million for 66.74 ㎡ of land (registered area, freehold), and the land category is residential land. An old wooden house (apparently two stories) remains on the site, but it was not valued; the assessment covers the land only. Utilities are public water, public sewer and city gas. The private-road share is a 1/2 co-ownership interest in 19.54 ㎡ (shown on Kenbiya as "private road 19.59 ㎡"). Because it is an interest in a separate parcel, it is not included in the 66.74 ㎡ site and was not deducted from the site in the assessment. The listing says nothing about consent for passage or excavation.

⚠️ Road access is at the dead end of a 4 m wide designated private road (ichi-shitei doro), with about 2.0 m of frontage (a 2.48 m diagonal edge on the lot plan). The Building Standards Act requires at least 2 m of road frontage, and since this frontage is right around 2 m, the actual length should be measured before any rebuilding. ⚠️ The site is 66.74 ㎡; 50% building coverage allows a building area of about 33 ㎡, and 80% floor area ratio a total floor area of about 53 ㎡. The listing does not say whether Tokorozawa City sets a minimum site area for this area (by district plan or otherwise), so this needs to be confirmed with the city.

The assessed ratio is about 95.3%. Shimoyasumatsu is an oaza with no chome divisions and spans 11 road price map sheets, so we took JPY 120,000/㎡ (2026), the most common value on local streets in the area south of Higashi-Tokorozawa Station where the property lies, as the representative value. The road through the property's subdivision went from JPY 115,000 (2024) to 120,000 (2025) and 120,000/㎡ (2026). Using JPY 110,000/㎡, the most common value across the whole district, the ratio would be about 87.4%. In the photos the site is at about the same level as the road in front, with no retaining walls or steps up from the road. The south, east and west boundaries, which do not appear in the photos, were checked with GSI elevation data, and no step of 1 m or more was found. This land should be considered after confirming the frontage length and any minimum site area rule.