[Assessed 84.3%] Apartment building in Sayama, Saitama — 8 min from Iriso Sta.

⚠️ The listing states a private-road share of 39.50 m², but it cannot be determined from the listing whether this is included in the 429.78 m² land area, or whether it is a co-ownership share or a separate parcel. The assessment treats it as included and deducts it, valuing an effective site area of 390.28 m², which gives an assessed ratio of 84.3%. Without the deduction the ratio would be 92.8%. The site appears to be flag-shaped, with an access strip 4.4 m wide meeting a 4.00 m public road to the southeast and the main part of the site beyond it, but the listing has no photos of the access strip or the front road. Please check the form of the private-road share and the shape of the site on the cadastral map and survey drawings with the listing agent.

This is the apartment building "MEW Dai-3" in Oaza Kita-Iriso, Sayama, an 8-minute walk from Iriso Station on the Seibu Shinjuku Line. It sits in a residential area zoned Category 1 Residential (60% building coverage / 160% floor area ratio). From the map pin in the listing, a Gyomu Super supermarket is about 280 m away in a straight line, Coco's Sayama about 390 m and 7-Eleven Sayama Kita-Iriso about 470 m, and there are more restaurants and convenience stores around Iriso Station (distances are straight-line distances from the listing's map pin and may differ from the actual distance from the property).

Built in August 1993, the two-storey wooden building has six 2DK units (39.60 m² each) and a total floor area of 238.48 m². The land is 429.78 m² (registered area), freehold, registered as residential land, with two rows of parking on the south side. It is currently fully let, with an assumed annual income of about 3.365 million yen and a gross yield of 7.49%. 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 2026 road price is 97,000 yen/m², up about 2% from 95,000 yen/m² two years earlier.

Oaza Kita-Iriso is a large district without chome subdivisions, and road prices differ by area. Because the lot number is not disclosed, we narrowed down the area from the listing's map pin and took the most common road price among the block roads in that area (97,000 and 100,000 yen/m² were tied, so the lower one). If the property is actually in a different area from the map pin, the applicable road price may change. In the photos, no retaining structure of 1 m or more is seen along the south, east or west boundaries, and the surroundings are a flat residential area, but the ground level of the neighbouring land to the north could not be confirmed. We recommend checking the private-road share and the shape of the site before considering a purchase.