[Assessed 128.1%] Detached house in Kawagoe, Saitama — 18 min from Shingashi Sta.

⚠️ The road-access field in the listing is blank, and neither the width of the front road nor the length of frontage is stated. The remarks say only that the front road is a designated road under Article 42-1-5 of the Building Standards Act, owned by Kawagoe City. Because this affects whether the house can be rebuilt, please confirm the road width and frontage with the agent and the city before signing. In addition, the only on-site photo is a single front view, so height differences along the rear and the far side boundaries could not be checked from photos.

This is a pre-owned detached house in Oaza Terao, Kawagoe, Saitama, an 18-minute walk from Shingashi Station and a 28-minute walk from Kami-Fukuoka Station on the Tobu Tojo Line. It sits beside a north–south cul-de-sac in a block of small residential lots. About 100–150 m to the north there is a terrace slope down to the lowlands of the Shingashi River, but the property lies in the flat residential block to the south of it.

The price is 4.98 million yen for 60.77 m² of land (registered) and a 48.83 m² building, a two-story wooden 3DK built in June 1973 (53 years old, built to the pre-1981 seismic code). The land is freehold with no private-road burden, in a Category 1 Exclusively Low-Rise Residential Zone within the urbanization promotion area (building coverage 50%, floor area ratio 100%). There is no parking. The owner currently lives there and plans to move out before handover; the handover date is negotiable. The seller is Wintrance Co., Ltd.

For the assessment, we used 105,000 yen/m², the most common value among the local block roads in this part of Oaza Terao on the 2026 (Reiwa 8) rosenka map; the cul-de-sac in front is in the same band. This band rose from 100,000 yen in 2024 and 2025 to 105,000 yen in 2026. The building is valued at zero because its age exceeds the statutory useful life, so the assessed ratio, based on land alone, is about 128%. Any of the bands in the area (100,000–115,000 yen/m²) gives more than 120%.

In summary, the price is below even the land value based on the lowest road-price band in the area (about 6.08 million yen). On the other hand, the lot is small at around 60 m², so a rebuild would be capped at about 30 m² of building footprint and about 60 m² of total floor area; the condition of this old wooden house is not described in the listing; and the road-access details are missing. These points need to be checked. Distances to nearby facilities are straight-line distances from the property's coordinates, which we cross-checked against the address and aerial photos (locations as registered on OpenStreetMap).