[Assessed 106.8%] Condominium building in Ichikawa City, Chiba — 6 min from Myoden Sta.

The address is published only to Shioyaki 2-chome, with no lot number, and the latitude/longitude fields inside the listing HTML were empty. So we worked from two distances the listing itself gives: 480 m by road to Myoden Station, and about 100 m to the Seven-Eleven in Shioyaki 1-chome. We geocoded every block of Shioyaki 2-chome, 1 through 14, through the Geospatial Information Authority's address API and measured the straight-line distance from Myoden Station. A road distance never falls below a straight line, so only blocks 1 (372 m straight) and 2 (356 m) can fit within 480 m by road. Block 3 is 488 m and block 10 is 496 m; the rest are all over 500 m. Block 1 is also the closest to Shioyaki 1-chome (169 m). We concluded the site is in blocks 1 to 2 of Shioyaki 2-chome.

The roadside value map is fiscal 2026 sheet 05127 (Ichikawa City, Ichikawa tax office). Shioyaki 2-chome spans sheets 05127 and 05133, but blocks 1 and 2 fall on 05127. To fix the position on the sheet, we geocoded six points that also appear on 05127 — blocks 3, 4, 5, 6 and 2 of Shioyaki 1-chome plus block 1 of Shioyaki 2-chome — and converted them to sheet coordinates by least squares against north (residuals 4 to 14 m, scale about 1.09 m/pt). No remembered facility address was used in the calibration. At the calibrated position, three roads enclose blocks 1 and 2: the residential street at 320D, California Street at 340D, and the arterial on the Shioyaki 1-chome boundary at 400D. We took the residential street's modal 320D (320,000 yen/sqm) as the conservative representative value so the arterial would not pull the figure up.

We checked the sensitivity. The listing gives frontage as a 12.0 m public road to the north-west, which is wide enough that the site more likely fronts the 340D or 400D road; that would put the ratio at 110.9% (340D) to 123.0% (400D). Conversely, the lowest band in the town — 310D on the 05133 sheet — still gives 104.8%, and the 2024 level of 290D gives 100.8%. Every band is far above 80%, so an error in narrowing the block does not reverse the conclusion. For the three-year series we followed the same residential street on the same sheet 05127 by eye: 290D in 2024, 310D in 2025 and 320D in 2026, a rise of 10.3% over two years. The arterial on the same stretch moved 370D to 380D to 400D and California Street 310D to 330D to 340D, all consistently upward. The leasehold ratio symbol is D throughout, not E or below.

We obtained and inspected three exterior photographs (two of them wide shots including the frontage road) and the car space. The image array on the listing page mixes in seven photographs of other properties from a recommendation panel, so we separated out only the ones belonging to this building. The north-west frontage road is a 12 m public road with a centre line and two lanes; the surface is completely flat and the site sits at almost the same height as the road. Between road and site there is only a standard kerb and footway strip. We cross-checked the step two ways — against the tyre diameter of a kei van in the same photograph (about 0.57 m) and against a 2.0 m door height — and got 0.10 to 0.20 m; even at the upper bound it is well under the 1 m threshold. The car space runs up from the road on a gentle slope, with no step anywhere on the site. The hedge at the front sits on a low planting strip at ground-floor level with the ground the same height on both sides, so it does not function as a retaining wall.

We checked the neighbouring sides too. The western neighbour (a low building with a pergola) and the eastern neighbour (a building with a shop on the ground floor) are both level with the site, with no retaining wall, slope face or protective sheeting. The listing's terrain field also reads flat. For terrain we measured five points around the block using national elevation data and confirmed 1.1 to 1.9 m above sea level — essentially flat, with no metre-scale step. This is not a flagpole plot: it fronts the 12 m public road directly with 12.2 m of frontage (the single carport beside the building is not parking on an access strip).

The land is held in freehold, with no private road burden, and the terrain is flat. It fronts a 12.0 m public road to the north-west with 12.2 m of frontage. City planning is an urbanisation promotion area, zoned Category II Medium-to-High-rise Exclusive Residential with 60% building coverage and 200% floor area ratio; other restrictions are a Category II height district and an Article 22 designated area. There is no mention of non-rebuildable status, a proviso road, a cliff ordinance, a retaining wall or a setback, and it is not a build-conditional sale. One thing does not add up: the unit count. The selling points say nine units, the remarks say six, and the unit-count field is blank. The breakdown of floor areas (44.71 sqm x 1, 59.95 sqm x 2, 63.70 sqm x 3) and the unit numbers on the floor plan (101, 102, 201, 202, 301, 302) both come to six, so we treated it as six. Three units are tenanted, one is vacant and two are used by the owner. The transaction is an exclusive agency listing and handover timing is negotiable.