[Assessed 144.8%] Land in Tokorozawa, Saitama — 9 min from Sayamagaoka Sta.

This is a plot of land for sale in Wakasa 4-chome, Tokorozawa. The nearest station is Sayamagaoka on the Seibu Ikebukuro Line, a 9-minute walk away, and the site lies in a residential area zoned Category 1 Exclusively Low-rise Residential (building coverage 60%, floor area ratio 100%, urbanization promotion area). Public water, sewerage and electricity are connected, and gas is propane. Measured as straight-line distances from the map coordinates in the listing (the property location), nearby are McDonald's about 240 m, Inageya Tokorozawa Sayamagaoka about 310 m, the Chinese restaurant Daishin about 320 m, Mammy Mart Sayamagaoka and Saizeriya Sayamagaoka about 330 m each, and FamilyMart Tokorozawa Wakasa about 370 m (OpenStreetMap; all in Tokorozawa).

The price is 3.8 million yen. The land is 50.03 m² (surveyed, about 15.13 tsubo), freehold, and currently vacant (sold as is, no building condition stated), but its registered land category is forest (sanrin). Whether a change of land category is needed, for example when using a housing loan, has to be checked. The site faces a 4.0 m private road (a designated road) on the west side with 6.4 m of frontage, and no setback is required. Because it is a small plot of about 50 m², the 60% coverage and 100% floor area ratio cap the building footprint at about 30 m² and the total floor area at about 50 m², so the size of any building is limited.

The assessed ratio is about 144.8%. On the FY2026 (Reiwa 8) route price map, the block roads in Wakasa 4-chome are mostly 115,000 or 110,000 yen/m², and we took the lower 110,000 yen/m² (leasehold ratio D) as the representative value; it has been unchanged from 2024 to 2026. The broker's comment "inheritance-tax route price valuation about 5.75 million yen" corresponds to 115,000 yen/m² and is the seller side's figure; on that value the ratio would be about 151.4%. ⚠️The listing states a private-road burden of 12.78 m², but does not say whether it is included in the 50.03 m² land area or is a separate parcel. The plot plan dimensions (about 7.74 m × 6.39–6.51 m) almost match the surveyed area and the designated road is drawn outside the plot, so we treated it as a separate parcel and made no deduction. If it were included and deducted, the effective land area would be 37.25 m² and the assessed ratio about 107.8%.

The price of 3.8 million yen is below the land value based on the route price (about 5.5 million yen). The photos show a flat site at almost the same level as the private road in front, with concrete-block walls about 1.2–1.4 m high above the site on the north, east and south. GSI elevation data show a level difference with the neighbouring land of at most about 0.4 m, so we judged most of the walls to be boundary screening walls rather than retaining walls. The small buildable size, the forest land category and the treatment of the private-road burden are points to confirm with the broker.