[Assessed 103.6%] Detached house in Niiza, Saitama — 15 min from Niiza Sta.

⚠️ The road in front of this property is only about 2.0 m wide, short of 4 m. It is a private road on the southwest side (a designated road), and the listing notes say that rebuilding is possible under the Building Standards Act, but that discussions on widening are required because the designated road is less than 4 m wide, and that a change of land category is required because the parcel facing the road (972-116) is registered as a public road. When rebuilding, part of the site may have to be set back as road, and the listing does not say with whom the discussions would be held, what they would involve, or their cost and timing. Anyone considering this property would first need to check with Niiza City and the agent.

This is a used detached house in Nobidome 3-chome, Niiza, a 15-minute walk from Niiza Station on the JR Musashino Line. The price is 15 million yen for 109.39 m² of land (registered area, freehold, registered as residential land) and a two-storey wooden house built in December 1964 (6K, 105.23 m² of floor area). It is vacant and available for immediate handover. The zoning is Category 1 low-rise residential (50% building coverage, 80% floor area ratio) within the urbanization promotion area. The private road share is 288 m² (a 3/15 co-ownership share), on a separate parcel from the 109.39 m² of land. Water, sewer, city gas and electricity are listed. According to the listing, Nitori Niiza is 958 m away and Yaoko Niiza is 1,615 m away. Within Nobidome 3-chome there are a FamilyMart, the soba restaurant Omura-an, Yakiniku King and Sukiya (about 440 to 670 m in a straight line from the centroid of the area, OpenStreetMap).

The assessed ratio is about 103.6%. The private road in front has no route price, so among the route prices of the surrounding public roads (155,000 to 165,000 yen/m²) we used 160,000 yen/m² (2026), the most common value on the block roads of Nobidome 3-chome. The same road went from 150,000 yen in 2024 to 155,000 yen in 2025 and 160,000 yen/m² in 2026, up about 6.7% over two years. For the land, we assumed a setback to 2.0 m from the road centre and deducted the road-side edge of about 12.3 m shown on the site plan × a setback of 1.0 m = 12.3 m², using 97.09 m². Deducting only along the listed 2.0 m frontage would give a deduction of 2.0 m² and an assessed ratio of about 114.5%, but we adopted the larger deduction, about 103.6%. The building is a wooden house built in 1964 under the old seismic standards and is now 61 years old, beyond the 22-year statutory useful life for wooden buildings, so its assessed value is zero (treated as an old house).

The listing has one exterior photo: the private road (asphalt) and the site are at almost the same level, and no retaining wall is visible. The entrance is only two steps up, and the floor plan shows a detached house surrounded on three sides by garden or open space. ⚠️ The southeast (garden side) and northeast (rear) boundaries do not appear in the photo, so the presence and height of any retaining structure have not been confirmed. The assessed land value exceeds the price, but the widening discussions and change of land category for the 2.0 m private road, the age of the building and the rear boundaries should be checked before considering this property.