[Assessed 125.5%] Land in Funabashi, Chiba — 19 min from Tsukada Sta.

The listing gives the address only to the town, and the coordinates athome holds did not match the distances to nearby facilities given in the listing. So we put four of those listed facilities — schools and a post office — onto OpenStreetMap coordinates and trilaterated from the four distances. The residual came to 9.7 m on average.

Maekaizuka-cho spans nine road price map sheets and the band runs from 85,000 to 165,000 yen — close to double. To place our coordinates on the map we calibrated the scale against two parks on the sheet (1.074 m/pt and 1.096 m/pt, agreeing independently) and matched the road pattern against the national base map. We then took the lowest local road at 105,000 yen/sqm.

The frontage road is 3.2 m wide, short of the 4 m required by the Building Standards Act, so we deducted the set-back. The statutory figure would be 4.00 sqm, but where figures disagree we take the narrower, so we deducted 5.00 sqm and calculated on 298.75 sqm. The cadastral map shows no access strip.

We checked five site photographs and the cadastral map. The plot is cleared and roughly level with the road, with no retaining wall or step on the road side. For the block walls on the east and rear boundaries we counted the courses at 22x magnification — four courses, about 0.8 m — and an air-conditioning unit (about 80 cm wide) as a second reference gave 0.83 to 0.93 m, under a metre either way.

The land is registered as farmland. Conversion is only a notification inside the urbanisation promotion area, but procedures are still required to use it as a building plot. The frontage is also a private road, and with the private-road burden field left blank we cannot tell from the listing whether rights of passage and excavation have been secured.