[Assessed 170.7%] Detached house in Kawaguchi, Saitama — 13 min from Warabi Sta.

⚠️ The Rakumachi listing for the same property states in its notes that there are "disclosure matters" (kokuchi jiko). What these matters are is not stated in either the athome or the Rakumachi listing and has not been confirmed. The same notes also say "unregistered extensions to part of the first floor and the second floor" and "building coverage ratio exceeded": there are additions that have not been registered, and the current building exceeds the designated 60% building coverage. Buildings like this can be harder to finance, and a rebuild would have to fit within current coverage limits, so a building of the same size may not be possible.

This is a pre-owned two-storey wooden detached house in Shibafuji 2-chome, Kawaguchi, Saitama. The nearest station is Warabi on the JR Keihin-Tohoku Line, a 13-minute walk; Minami-Urawa Station on the same line is a 23-minute walk. The lot number is not disclosed. Built in November 1965 (over 60 years old), it is a 3DK with a registered building area of 28.09 ㎡ on 59.53 ㎡ of land (registered), freehold. It faces a 4.0 m private road to the north, with no private-road burden. It lies in a Category 1 Residential Zone (60% coverage, 160% floor area ratio), in a quasi-fire prevention district and within the Shibafuji district plan area. It is currently vacant, and the handover date is negotiable.

The route price used is 215,000 yen/㎡, the most common value on local roads in Shibafuji 2-chome, up about 10.3% from 195,000 yen/㎡ in 2024. The assessed land value is about 12.80 million yen. The building is over 60 years old, past the 22-year statutory life for wooden buildings, so its assessed value is zero; even if the unregistered extensions make the actual floor area larger than registered, the assessment ratio does not change. The listing's features mention a "land readjustment area", but on the route-price map the roads in Shibafuji 2-chome carry route prices and no project area is marked, so we treated the readjustment as completed and used the route price as is. The Rakumachi listing gives an assumed rent of 70,000 yen a month (840,000 yen a year) and a gross yield of 11.2%, but since the house is vacant this is an assumed figure.

The price of 7.5 million yen is well below the assessed land value of about 12.80 million yen. Possible reasons include the building being over 60 years old, the small 59.53 ㎡ lot, the disclosure matters, the excess building coverage and the unregistered extensions. The exterior photo shows a gravel front on the private-road side at roughly road level, with no steps or retaining walls; the house is detached and not on a flag-shaped lot. There are no photos of the rear or the far ends of the side boundaries, but GSI elevation data show the surrounding area is flat lowland. Nearby: Maruetsu Shibatsukahara is 770 m away according to the listing; measured in a straight line from the Shibafuji 2-chome centroid, 7-Eleven Kawaguchi Shibatsukahara 2-chome is about 550 m, Big-A Kawaguchi Shiba about 830 m, Hotto Motto about 860 m, Kura Sushi about 880 m and Kaisen Shokudo Makotoya about 890 m (OpenStreetMap). The listing also names Daily Yamazaki Warabi-kita (420 m) and Welcia Warabi Kitamachi (480 m).