[Assessed 122.7%] Land in Inage Ward, Chiba City, Chiba — 7 min from Tendai Sta.

Anagawa 2-chome spans three roadside-value map sheets, so we matched the property coordinates in the listing against the coordinates of all thirteen blocks in the district to identify which one applies. The roads bounding this block run from 155,000 to 165,000 yen, and we took the lowest so as not to be pulled up by the arterial. Even the district's lowest band of 135,000 yen would put the ratio at 106.9 percent.

The northwest side is an Article 42 Paragraph 2 road, and the plot plan states a setback of about 1.05 metres. Multiplied by the 12.3-metre frontage, that is 12.9 sq m, which we deducted to reach 87.1 sq m. Splitting the 2.95-metre road width down the centre would require only 0.53 metres, but the listing notes that the land opposite appears to have already been set back, so we took the conservative assumption that this lot bears the full 1.05 metres.

We opened both site photographs. The concrete block wall at the front is not a retaining wall but the raised footing of the building. Three or four underfloor vents are visible along the bottom of the footing, and the ground on the site side meets the footing immediately below them, showing that the ground is at the same level on both sides. The gate to the parking space also sits directly on the ground, with the tyres at roughly road level. Japan's elevation data puts the variation across the surrounding 160-metre square at 1.3 metres.

The old house dates from May 1979 with 73.7 sq m of floor space, making it 47 years old against a 22-year statutory service life for timber. We carry the building at zero and value the land alone. Demolition and clearance will be additional costs.