[Assessed 83%] Detached house in Sakura Ward, Saitama City, Saitama — 20 min from Minami-Yono Sta.

⚠️ The listing has no photos of the site, so we could not check for retaining walls, height differences with the front road, whether it is a flag-shaped lot, whether it is a row house joined to its neighbours, or the condition of the building exterior. GSI 5 m-mesh elevation data show the surroundings as flat land on the Arakawa lowland at 6.0 to 6.4 m above sea level, so a large height difference seems unlikely, but a 5 m mesh cannot rule out small steps. Aerial photos show small detached houses packed along a narrow private road running east from the public road, and we could not tell whether the house shares a wall with its neighbour.

This detached house is in Eiwa 2-chome, Sakura Ward, Saitama City, in a Category 1 residential zone (60% building coverage, 200% floor area ratio), a 20-minute walk from Minami-Yono Station on the JR Saikyo Line (all three listings say 20 minutes). Straight-line distances from the coordinates of the property's address are about 220 m to TAIRAYA Urawa Eiwa, about 340 m to FamilyMart Saitama Eiwa 5-chome and about 360 m to 7-Eleven Saitama Eiwa 2-chome; for restaurants, about 240 m to Sukesan Udon Urawa Nakajima and about 470 m to Bikkuri Donkey Urawa Saidai-dori (OpenStreetMap). Actual walking routes are longer.

The building is a two-storey wooden house built in June 1978 with 59.20 m² of floor area; the layout is given as 5K in one listing and 3LDK or more in another. The land is 75.76 m², freehold, registered as residential land. It touches a 4.0 m wide private road (a designated road) on the south-east side with 8.2 m of frontage. A private-road burden of 155 m² is listed, but this is separate from the 75.76 m² of land. It is currently let at 80,000 yen a month (960,000 yen a year), a gross yield of 9.14%. No parking is listed.

Because the building has exceeded the statutory useful life for wooden buildings, we value it at zero and assess the land only. The private front road has no route price, so we treated it as the same band as the adjacent public road it branches from and used 115,000 yen/m², the most common FY2026 value among the block roads of Eiwa 2-chome, giving an assessed ratio of 82.98%. Using 110,000 yen/m², the most common value in 2024 and 2025, the ratio would be 79.37%; at 120,000 yen/m² it would be 86.58%. Note that the ratio moves by several points depending on which band is taken as representative, so the margin is small. Because the front road is private, the actual inheritance-tax valuation would use a specific route price, which can be lower than the public-road band. The 155 m² private-road burden is not included in the land area, so we did not deduct it.