[Assessed 83%] Detached house in Tokorozawa, Saitama — 19 min from Higashi-Tokorozawa Sta.

This is a newly built detached house in Oaza Matsugo, Tokorozawa (around lot No. 71), a 19-minute walk from Higashi-Tokorozawa Station on the JR Musashino Line (the listing also gives a route of 3 minutes by bus plus a 6-minute walk from the Shimo-Yasumatsu bus stop) and a 29-minute walk from Akitsu Station on the Seibu Ikebukuro Line. The zoning is Category 1 medium-to-high-rise exclusive residential. According to the SUUMO listing, nearby facilities include FamilyMart (about 480 m), Welcia (about 560 m), Belc (about 720 m), Yaoko (about 910 m), Higashi-Tokorozawa Nursery School (about 410 m), Ushinuma Elementary School (about 880 m), Yasumatsu Junior High School (about 1,120 m), Tokorozawa Daiichi Hospital (about 630 m) and Tokorozawa Sakura Town (about 1,080 m). The distances to the restaurants under Nearby Places are straight-line distances between the shop locations in OpenStreetMap and the address point for Oaza Matsugo lot 71 obtained from the GSI address search, not walking routes.

It is a one-unit development (Tokorozawa Matsugo Phase 4) priced at 32.9 million yen. The two-story wooden house (post-and-beam construction) has a 3LDK+WIC layout with a 14.5-jo LDK. The listing states that it has long-life quality housing certification and a design housing performance evaluation, with a construction housing performance evaluation planned. The land is 82.16 m² (surveyed) and freehold, with a building coverage ratio of 60% and a floor area ratio of 200% (one listing shows 160% because of the width of the front road). Utilities are public water, public sewer and centralized LP gas. Parking is an outdoor car space for two cars, not a built-in garage. The house is not yet completed: completion is scheduled for October 2026, and handover is planned for October or November 2026 depending on the listing. Kenbiya classifies it as a detached rental house, but no rent or yield has been set.

Using 115,000 yen/m² (leasehold ratio D), the most common road price for the block roads in this part of Oaza Matsugo on the 2026 (Reiwa 8) road price map, the assessed value is about 83.0% of the price. The northern part of Oaza Matsugo is a multiplier-rate area, but the area around lot 71 falls within the road price area. Using 120,000 yen/m² for the road that the private road connects to gives about 84.2%, 110,000 yen/m² gives about 81.7%, and even the lowest nearby band of 105,000 yen/m² gives about 80.5%. The road price on this route rose from 105,000 yen/m² in 2024 to 110,000 yen/m² in 2025 and 115,000 yen/m² in 2026 (about 9.5% over two years). As a new building, the house is valued with its full statutory useful life remaining.

⚠️ The building area differs between listings: 85.95 m² on Kenbiya and 81.15 m² (surveyed) on SUUMO. The assessment uses the smaller 81.15 m² (with 85.95 m² it would be about 86.2%). The lot faces a 4 m wide private road on the southeast side, and the private road burden is shown as a co-ownership share of 28.46 m² × 1537/17276 (about 2.53 m²). We treat this as a share in a separate road parcel and do not deduct it from the land area. The legal classification of the private road (for example, whether it is a designated road) is not stated, although a building confirmation number is listed. The three on-site photos taken during construction show the lot level with the private road, with no step, retaining wall, stairway access or flag-shaped layout, but there is no photo of the rear (northwest) boundary, so it remains unconfirmed. The same property is also listed three times on SUUMO at the same price.