[Assessed 82.7%] Detached house in Kawagoe, Saitama — 15 min from Matoba Sta.

A pre-owned detached house in Matoba 1-chome, Kawagoe, Saitama, a 15-minute walk from Matoba Station on the JR Kawagoe Line. The listing also gives a 28-minute walk to Kasahata Station. The lot has 7.5 m of frontage on a 10.0 m public road to the east (a two-lane road with sidewalks on both sides), across from the green space of Matoba Tanukiyama Park. The listing does not name nearby facilities, so straight-line distances from the listing's map coordinates to map-data locations are: FamilyMart Kawagoe Kasahata about 200 m, Belc Matoba about 460 m, The Market Place Kawagoe Matoba about 650 m; for dining, Oshimaya about 170 m, Uobei Kawagoe about 360 m, and Steak no Don Matoba about 480 m.

The price is 9.8 million yen. The two-story wooden house was built in March 1985 with a 3SLDK layout, 104.10 m² of floor area on a 100.00 m² lot (registered area), freehold, land category residential. The zoning is Category 1 Medium-to-High-Rise Exclusive Residential, with a 60% building coverage ratio and 200% floor area ratio. No private road burden or setback is listed, and the terrain is flat. The ground floor includes a free space usable as a shop, office or workshop, and a 2007 renovation is recorded in the listing. The house is vacant, the handover date is negotiable, and no parking is listed.

For the land value, we checked the road on the east side of block 21 that the property faces on the 2026 route price map (map 26077), then counted every block road in Matoba 1-chome and used the most common value, 81,000 yen/m² (leasehold ratio D). Block road values in the area moved from 79,000 yen (2024) to 81,000 yen (2025) and 81,000 yen/m² (2026). The 41-year-old wooden building is past its statutory useful life (22 years), so it is valued at zero, and the land alone gives an assessed ratio of 82.7%. The road the property faces is 82,000 yen/m², which would give 83.7%. Applying the boundary-road bands of 78,000 yen/m² or less in the area would bring the ratio below 80% (79.6% at 78,000 yen/m²).

We reviewed the listing photos (two exterior shots and two of the front road). The building sits at the same level as the road and sidewalk, with one or two low steps (about 0.3 m or less) at the entrance. The side boundaries are one or two courses of block with a fence, and the ground on both sides is at the same level. There is no retaining wall, no step of 1 m or more, no stairway access, no slope and no flag-shaped lot, and the house is detached with gaps on both sides. The rear (west) boundary does not appear in the photos, so we measured elevations around the lot with GSI elevation data and confirmed differences within 0.5 m. Because the building is 41 years old, its condition and any repairs after 2007 should be confirmed on site or with the agent.