[Assessed 112.4%] Detached house in Tsurugashima, Saitama — 11 min from Wakaba Sta.

⚠️ The lot number is not disclosed, and the road-access field is blank on both the Rakumachi and Kenbiya listings, so the type and width of the front road and the frontage length have not been confirmed. The price of 8 million yen is also below the land value derived from the road price (about 8.99 million yen). This is a leaseback property in which the seller continues to live as the tenant, and the lease terms (period, ordinary or fixed-term lease, any buyback arrangement) are not stated in the listing. All of these need to be confirmed with the listing agent before signing.

A detached house in Oaza Suneori, Tsurugashima, Saitama, an 11-minute walk from Wakaba Station on the Tobu Tojo Line. Suneori is a large district without chome subdivisions that straddles the Kan-Etsu Expressway; based on the 11-minute walk, we estimated the property lies in the corner east of the expressway near Wakaba Station and applied the road price for that area. Supermarkets, drugstores and restaurants are clustered within a few hundred meters of Wakaba Station.

Price 8 million yen; land 102.14 m² (registered) and building 87.26 m²; a two-storey wooden house built in August 1978 (48 years old). It is leased back and occupied, with rent of 80,000 yen per month (960,000 yen per year) and a gross yield of 12.00%. The land is freehold, in an urbanization promotion area zoned Category 1 Medium-to-High-Rise Residential (60% building coverage, 200% floor area ratio). The listing agent is Reuse Home Co., Ltd. (general brokerage).

For the assessment, we counted the block roads in the estimated area on the 2026 road price map and took the most common value, 88,000 yen/m², as representative. This band rose from 84,000 yen in 2024 to 86,000 yen in 2025 and 88,000 yen in 2026, about 4.8% over two years. The building is valued at zero because it is past its statutory useful life, so the land alone gives an assessed ratio of about 112.4%. If the property faces the lowest road in the area at 85,000 yen/m², the ratio is about 108.5%; with the bands west of the expressway (73,000–76,000 yen/m²) it is about 93–97%.

There is one exterior photo. Along the front is a screening wall of decorative block (about 1.0 m) topped with a fence, standing at road level, and the bottom of the gate is almost level with the road. The neighboring lots on both sides appear to be at the same height; no retaining wall or stepped access is visible, and the house is not a terraced unit. The rear boundary is not shown. Because the building is not included in the valuation, please confirm the building's condition (it predates the 1981 seismic standards), whether it can be rebuilt and the front road conditions, and the lease terms with the listing agent before signing.