[Assessed 108.4%] Detached house in Kashiwa City, Chiba — 18 min from Kashiwa Sta.

Hitachidai 2-chome straddles roadside value map sheets 14128 and 14129, and the bands differ sharply, so we fixed the position. The part on sheet 14129 is Hitachi's large block containing Sankyo Frontier Kashiwa Stadium, where the only values are 110D at the north-east corner and 97D along the southern edge — there is no housing. The residential area is on sheet 14128, at 115D and 120D to the north and 98D and 96D in the cul-de-sac estate to the south-east. What settled it was a caption on one of the listing photographs: 60 m to Hitachidai First Park. That park is annotated on sheet 14128, and immediately east of it is the lot annotation for block 1 of Hitachidai 2-chome. We took coordinates for blocks 1 to 4 from the Geospatial Information Authority's address API and confirmed that only block 1 and its surroundings fall within 60 m of the park.

The residential streets enclosing that block read 115D to the north, north-west, south-west and south-east, with only the one to the east at 120D. We took the modal and conservative 115D (115,000 yen/sqm). We also checked the sensitivity. The eastern 120D gives 113.1%; the cheapest in the town, the 96D of the south-eastern estate, still gives 90.5%; and the 97D on sheet 14129 gives 91.5%. No band anywhere in Hitachidai 2-chome falls below 80%, so an error in identifying the sheet does not change the conclusion. For the three-year series we followed the same street on sheet 14128 by eye (the layout is identical across all three years). The south-eastern estate on the same sheet moved 96D in 2026, 92D in 2025 and 89D in 2024, which corroborates the matching. The leasehold ratio symbol is D in all three years.

Of the 23 photographs in the listing, three are of the site itself — exterior, parking and balcony. We obtained and inspected all three, enlarging the left and right edges of the exterior shot three times to cross-check. The front has a reinforced concrete built-in garage on the ground floor, with interlocking paving running from the forecourt straight to the public road. The joint between paving and road asphalt is only a concrete edging strip. Cross-checked two ways — against a traffic cone in the frame (about 70 cm) and the entrance door inside the garage (about 200 cm) — the difference between road and site is 0.1 to 0.2 m; even at the upper bound it is 0.2 m, under 1 m. No retaining wall or stepped access appears, and the entrance is reached flat from the forecourt. This is a corner plot fronting a 4.5 m public road to the east and a 4 m public road to the south, with the wide garage opening directly onto the road, so it is not a flagpole plot either.

The neighbouring boundaries do not appear in any photograph, so we measured them instead. Using national 5 m laser survey data we took 25 points at 20 m intervals across a 40 m radius of the site centre: 20.8 to 21.1 m above sea level, a maximum difference of 0.3 m. Widening to 120 m, the nearest 60 m still reads 20.7 to 22.2 m. About 120 m to the south the ground falls to 11 to 15 m in a valley towards the Ohori River, but the site sits on a flat plateau more than 100 m from its head. A metre-scale step would not vanish entirely in 5 m laser data, so we concluded there is no retaining wall of 1 m or more around the site.

The land is held in freehold, the land category is residential and the site is in an urbanisation promotion area. Zoning is Category I Low-rise Exclusive Residential with 50% building coverage and 100% floor area ratio. There is no private road burden. It is a corner plot fronting a 4.5 m public road to the east and a 4 m public road to the south, both 4 m or wider, so no setback is recorded. Other restrictions are three: an Article 22 designated area, the garage converted to an office, and part of the structure being reinforced concrete. There is no mention of non-rebuildable status, a proviso road, a cliff ordinance, a retaining wall, a level difference or a setback, either in the listing or on the agent's own website. The floor plan is effectively three levels: car space, office, boiler room and entrance at the lowest, LDK and a Japanese room in the middle, and Western and Japanese rooms above. The reinforced concrete at the lowest level is what the note about part of the structure refers to.

At 49 years old the building is far past the 22-year statutory life for wooden construction, so its assessed value is zero. In practice this is a land-value property. However, against 205.46 sqm of land the building is 203.19 sqm, a floor area ratio consumption of 98.9% — all but pinned to the current 100% limit. Depending on how the car space is treated for floor area purposes, rebuilding at the same scale would be difficult. The layout is 5LDK (a 14.5-mat LDK, an 8-mat and two 6-mat Japanese rooms and two 6-mat Western rooms) with two lavatories, south-facing balconies on two or more sides, and a built-in car space for two vehicles. It is vacant and available immediately.