[Assessed 84.3%] New-build house in Funabashi City, Chiba — 6 min from Takanekodan Sta.

We took the effective site area as the listed 137.49 sqm less an estimated 0.98 sqm of setback, giving 136.51 sqm. The site fronts a 3.9 m public road to the north-east and a 3.9 m road to the north-west — both under 4 m. Neither the listing nor the site plan mentions a setback, but if these are Article 42(2) roads a centre-line setback of 0.05 m each ((4.0 − 3.9) ÷ 2) would be required. From the frontages on the site plan (10.41 m north-east, 9.21 m north-west) that comes to 0.52 sqm plus 0.46 sqm = 0.98 sqm. Without the deduction (137.49 sqm) the land assesses at 19.25 million yen for a ratio of 84.63%; with it (136.51 sqm) it is 19.11 million yen for 84.35%. Either way it clears 80%, so the conclusion does not change. There is no record of a private-road burden, and this is not a flagpole plot, so there is no access strip to deduct.

Takanedai 1-chome spans four roadside value map sheets (06066, 06067, 06080 and 06081). Its blocks run only from 1 to 19, so we took coordinates for all nineteen from the Geospatial Information Authority's address API and fixed the extent — about 360 m east-west by 490 m north-south, north-east of Takanekodan Station. The streets facing Takanedai 1-chome read: on the station side (06081) 145D, 155D, 160D, 165D and 170D plus commercial values of 180D to 220D; at the northern edge (06067, around block 1) 130D, 135D, 140D, 150D and 155D; and at the western edge (06080, in front of block 12) 140D. Since this property meets two 3.9 m public roads — residential lanes — we took 140D (140,000 yen/sqm), the lowest value actually confirmed on a road facing Takanedai 1-chome, as the conservative representative value, and followed the same road across three years: 130D in 2024, 135D in 2025 and 140D in 2026.

We also tried calibrating by the block numbers printed on the sheets, but the circled numbers mixed with those of neighbouring towns from sheet to sheet and the scale between two points did not reconcile, so we did not adopt it. On sensitivity, using the deducted area, even 125D (the lowest we might assume) gives 80.16% and 155D gives 88.53%. Every band we can reasonably assume clears 80%, so the choice of representative value does not change the conclusion. The leasehold ratio symbol is D, not E or below.

There is not a single site photograph. The listing carries two images — a floor plan and a site plan — with no exterior and no frontage road. The property is recorded as unfinished, so we think it likely that nothing has been photographed yet. Retaining walls and their retaining height, any step from the frontage road, stepped access and whether this is a party-wall row house are therefore all unjudged. Our practice is to publish where the assessed ratio clears 80% even without photographs, but every unjudged item is carried into the open points below.

What the site plan does show is worth recording. It is a corner plot between a 3.9 m public road to the north-east and a 3.9 m road to the north-west, with a 2.98 m corner cut at the north-west. The site is regular: 10.41 m north, 10.86 m east, 12.51 m south and 9.21 m west. The layout takes two tandem parking spaces (3.2 m clear width) directly from the road, and no approach steps are drawn in front of the entrance. This is not a flagpole plot and there is no access strip. The plan shows no Article 42 sub-clause, road centre line or setback line. For terrain we turned to national 5 m laser survey data. Measuring 60 m squares around blocks 2, 12 and 15 of Takanedai 1-chome gives relief of just 0.9 m, 1.0 m and 1.1 m — extremely flat, as befits the former Takanedai housing estate — with height differences of at most about 0.3 m per 10 m. No sharp change indicating a step or retaining wall of 1 m or more appeared. With no lot number published, however, this is not the ground of the site itself.

Being new, the building carries its full assessed value of 22.13 million yen — the wooden replacement unit price of 220,000 yen/sqm times 100.61 sqm of floor area, with 22 remaining years over the 22-year statutory life. It accounts for about 54% of the assessment; on the land alone the ratio is 39.1%. The building certificate number is HPA-26-09108-1. The layout is 4LDK plus a walk-in closet, shoe cloak and linen store (a 16-mat LDK, 7.0, 6.0 and 6.0-mat Western rooms and a 4.5-mat Japanese-Western room), with sloped and dropped ceilings and a balcony noted. Parking is included. Zoning is Category I Medium-to-High-rise Exclusive Residential with 60% building coverage and 200% floor area ratio, and the remarks note a corner plot, so a corner relaxation of the coverage ratio can also be expected. The projected yield and full-occupancy income are not published and are available on enquiry.