[Assessed 106.7%] Detached house in Chuo Ward, Chiba City, Chiba — 15 min from Gakuenmae Sta.

The 106.7% assessment breaks down into 6.71 million yen of land and 14.63 million yen of building, with the building making up 68.6%. Against the statutory 22-year service life for wooden structures, a January 2018 build is 8 full years old, leaving 14 years: 220,000 yen/sqm x 104.53 sqm x 14/22 = 14.63 million yen. With that shape, a single misreading of the construction date or floor area moves the conclusion. So we went to the listing's specification table directly and confirmed that January 2018, 104.53 sqm and wooden construction are all stated there, and that the loft is excluded from the floor area. A building confirmation number (No. 17UDI1W-Ken-06267) and a Long-Term Quality Housing certificate are also given, which makes the construction year comparatively easy to verify.

We fixed the location as lot 2073, Oyumi-cho. Three things agree: the coordinates embedded in the listing HTML (35.560646/140.14975) sit in a block that also contains the property number 1112814918, so they are not the nearest-station coordinates; they differ by only about 5 m from the Geospatial Information Authority address API result for "Oyumi-cho 2073, Chuo-ku, Chiba" (35.560669/140.149704); and the private-road lot numbers in the listing remarks are "2073-1" and "2073-6". The roadside price map is sheet 02062. Using the lot annotation "2112-8" on the sheet as a calibration point gives a scale of about 0.96 m/pt, placing the property roughly 190 m west and 42 m north of it, near the northern edge of the sheet. Local access roads in this area read 50D, 52D and 53D, while the arterial side runs 57D to 71D. We took 52D (52,000 yen/sqm), the conservative end of the modal access-road value.

We checked the sensitivity. At 50D the ratio is 105.4%, at 53D it is 107.4%, at the lowest band across all of Oyumi-cho (46D, southern part of sheet 02062) it is still 102.9%, and at the highest arterial band (71D) it is 116%. Every band clears 80% by a wide margin, so a mis-identified band would not change the conclusion. For the three-year series we clipped the same coordinate range from the same sheet number 02062 and matched the road shapes and lot arrangement by eye, giving 49,000 yen in 2024, 51,000 yen in 2025 and 52,000 yen in 2026. The leasehold ratio symbol is D (60%).

We used the listed land area of 129.06 sqm (registry) as the effective residential area. The private road burden field reads "-". The private roads are 2073-1 (public road land, 268 sqm) and 2073-6 (miscellaneous land, 2.69 sqm), each held as a 1/14 share; both are separate lots and neither is included in the listed land area. Where a share is expressed as a fraction we treat it as a separate lot and make no deduction, so none was made here. Setback also reads "-", and there is no mention of any sloped portion.

The listing gallery holds 4 images (1 floor plan, 2 exteriors, 1 surrounding area), so the only site photographs are the two west-facing exteriors. We opened and enlarged both. The 5.0 m private road at the front is flat asphalt, and the site's interlocking paving is almost flush with it (the step is only the 2-3 cm of the paving edge). There is no retaining wall, earth retention, stepped access or slope face. Three ordinary cars enter directly from the road side by side, so the access step is effectively zero. The neighbouring house to the north is built at the same level with no visible earth retention at the boundary. However, the photographs are only two frames from the west; the southern, eastern and northern boundaries do not appear and could not be judged. Because the statutory restrictions include a Residential Land Development Work Regulation Area, we supplemented the terrain using the Geospatial Information Authority's 5 m laser survey data. Measuring a 40 m square around the property coordinates at 10 m intervals gave elevations from 23.7 m in the southwest to 17.8 m in the northeast, a gentle 4-8% gradient running northeast across the area. Over a lot depth of about 13 m the natural ground could drop by roughly 1 m. The building pad visible in the photographs has been graded flat, but whether there is a retaining wall at the rear could not be confirmed.

The frontage road is a 5.0 m private road on the west with 10.0 m of contact; setback reads "-". Because it is a private road, how far passage and excavation consents have been obtained needs checking. Zoning is Category I exclusively low-rise residential with 50% building coverage, 100% floor area ratio and a 10 m height limit; the land category is residential and it lies in an urbanisation promotion area. Statutory restrictions are a Residential Land Development Work Regulation Area, an Article 22 zone and the 10 m height limit. Sewage and wastewater run through a private sewer line, and liability for equipment defects is disclaimed. There is no mention of a cliff ordinance, retaining wall, leasehold or no-rebuild restriction. The transaction type is exclusive agency and the listing was published on 1 September 2026.