[Assessed 93.1%] Plot in Funabashi City, Chiba — 11 min from Misaki Sta.

A 7 million yen plot in Sakigaoka 4-chome, Funabashi City, Chiba, an 11-minute walk from Misaki Station on the Keisei Matsudo Line. Land 102.38 sqm (registry, about 31 tsubo), cleared and with no build condition. Zoning is Category I Low-rise Exclusive Residential with 50% building coverage and 100% floor area ratio.

The assessed ratio is 93.1%. The inheritance-tax roadside land value for fiscal 2026 is 67,000 yen/sqm (roadside value map 06020), which across an effective site area of 97.3 sqm gives 6.52 million yen. With the plot cleared there is no building to assess. The roadside value has risen 11.7% in two years: 60,000 yen in 2024, 64,000 in 2025 and 67,000 in 2026.

This is a flagpole plot. The site plan shows an L-shape with an entrance 2.00 m wide and about 2.5 m deep at the south-west corner, meeting a 4.0 m private road with 2.00 m of frontage.

How to read the area of that pole was the crux of this assessment. Where the pole's dimensions are unknown we normally apply a rule of thumb of 3 m by 10 m = 30 sqm. Deducting 30 sqm here would leave an effective site area of 72.37 sqm and a ratio of 69.3% — below 80%. Because the site plan carries the pole's actual dimensions, we measured rather than estimated.

The method was as follows. We enlarged the site plan twice, measured each side, and calibrated the on-plan scale to 72 to 76 pixels per metre against the printed dimensions (2.00, 10.80, 5.98, 6.25, 7.71 and 12.06) and the 4.0 m private-road annotation. Recalculating the area by the shoelace formula gave 102.1 to 103.3 sqm, agreeing with the plan's stated 102.37 sqm to within 1%. From that calibration the pole reads 2.00 m by 2.42 to 2.53 m, or 4.8 to 5.1 sqm. We deducted the conservative 5.1 sqm for an effective site area of 97.3 sqm.

The pole falls inside the 102.37 sqm, and the site itself meets the 4.0 m private road directly with 2.00 m of frontage — the 2.00 m dimension line on the plan is an edge of the site polygon, with the private road outside it and the private-road burden recorded as none. This is not a case of reaching the road via a separate access parcel, so it is in scope under our rules.

We took the conservative 67D as the representative value. Sakigaoka 4-chome straddles six roadside value map sheets, and with the address published only to chome level we estimated the position from the coordinates in the listing HTML. Those coordinates sit about 70 m east of the point the Geospatial Information Authority's address search returns for Sakigaoka 4-chome, and 894 m in a straight line from Misaki Station — consistent with the listed 11-minute walk (about 880 m) — so we judged them the property's own reference point rather than the station's. Sakigaoka 4-chome's residential streets run 67D to 75D (modal 71D to 72D), but this plot meets a dead-end 4 m private road with 2 m of frontage, so we took 67D, the lowest value assigned to that kind of cul-de-sac.

On sensitivity: 68D gives 94.5%, the modal 71D gives 98.7% and 72D gives 100.1%. Every value in the band is far above 80%, so an error in identifying the sheet does not change the conclusion. We confirmed the same cul-de-sac type on the neighbouring sheet 06021 moving 60D to 64D to 67D across the three years, rendered side by side from the same clip. The leasehold ratio symbol is D throughout.

We obtained all four photographs at high resolution (one including the frontage road, two of the plot and the site plan). The originals are only about 452 by 600, so we enlarged them three to eight times.

The plot is entirely grass and flat, with no sloping ground, slope face, protective sheeting or cut slope. At the entrance a black rubber ramp (a standard 10 cm type) sits over the step from the private road, making it about 0.10 to 0.15 m. Four or five stepping slabs run along the pole, but the total rise from the road to the main part is under 0.3 m.

Block walls run along both sides of the pole, standing about 1.0 to 1.2 m as seen from the path (five to six courses). But the north-west wall stops at its end, and at eight times magnification we confirmed the neighbour's concrete apron and the path's own paving run together there without a step — the retaining height is effectively 0 m. The south-east wall also has grass growing right up to its foot and uses openwork blocks, so it retains nothing either.

At the far (north-east) boundary the neighbouring house's foundation and decorative block band stand 0.8 to 0.9 m proud as seen from the plot. Cross-checked against a window 1650 mm wide and 1100 mm high, even the upper bound of 0.9 m is under 1 m. The bottom of the neighbour's outer wall is the upper limit of their ground level, so the retaining height is certainly 0.9 m or less; working back from the sill height suggests the two grounds are close to level and the real figure is 0 to 0.3 m.

National 5 m laser survey data agrees: 49 points across a 60 m square read 28.6 to 29.5 m (28.6 to 28.8 m in the central 30 m), and 25 points across 200 m read 27.7 to 29.5 m. This is flat ground on the Shimosa plateau, not terrain where a metre-scale retaining wall or step arises.

One thing is unconfirmed. The site plan describes the frontage only as a 4.0 m private road, with no annotation for a designated-position road or an Article 42(2) road. Whether it qualifies as a road under the Building Standards Act cannot be established from the listing, and that bears directly on whether the site can be rebuilt on.