[Assessed 103.1%] Apartment building in Kawaguchi, Saitama — 15 min from Tozuka-Angyo Sta.

⚠️ The property is in Oaza Nishitateno, the whole of which lies within the Ishigami-Nishitateno Specified Land Readjustment Project area. On the road price map this area is valued individually and no road price is shown. The assessment in this article is a reference figure calculated with the lowest road price (195,000 yen/m²) among the roads bordering the project area. In addition, the registered land area of 423.13 m² may be the area of the original lot before readjustment, and the area of the provisional replotting (karikanchi) and whether a settlement payment applies cannot be confirmed from the listing. If the provisional replotting area is below about 328 m², the assessed ratio falls below 80%. The road-access fields on both Kenbiya and Rakumachi are also blank, so the width and type of the front road have not been confirmed. Please check the provisional replotting certificate (location and area), any settlement payment, building restrictions under Article 76 of the Land Readjustment Act, and the road access with the listing agent and Kawaguchi City.

This is an apartment building in Oaza Nishitateno, Kawaguchi, a 15-minute walk from Tozuka-Angyo Station on the Saitama Railway Line. It sits in a residential area zoned Category 1 Low-Rise Exclusive Residential (50% building coverage / 120% floor area ratio). A Ministop and a 7-Eleven are about 220–250 m in a straight line from the representative point of Oaza Nishitateno (GSI), and the Food Garden supermarket and a McDonald's are in front of Tozuka-Angyo Station (distances are straight-line distances from that representative point, not from the property).

Built in January 1989, the two-storey wooden building has eight 2DK units (49.76–52.69 m² each) and a total floor area of 376.30 m², on 423.13 m² of freehold land (registered area). There are three parking spaces on site. As of the listing (May 2026) it is fully let, with a full-occupancy annual income of 5,875,200 yen and a gross yield of 7.34%. The building has exceeded the 22-year statutory useful life for wooden structures, so its assessed value is zero and the valuation rests on the land alone. The road price used is 195,000 yen/m² for 2026, unchanged since 2024.

The price of 80 million yen is below the calculated land valuation (about 82.51 million yen). However, that valuation applies a road price from roads next to an individually valued area and uses the registered area as it is. If the provisional replotting area is smaller than the registered area, or depending on the road access, the valuation would be lower, so please treat the assessed ratio as an upper-end reference figure. The exterior photo shows a step of about 0.2–0.4 m to the front road with no retaining wall or steps, but the rear and the boundaries on both sides are not shown, so any height differences or retaining walls there are unconfirmed. On Rakumachi the listing has been running since April 2026.