[Assessed 81.9%] Detached house in Yachiyo, Chiba — 12 min from Keisei-Owada Sta.

The 81.9% assessment breaks down into 7.74 million yen of land and 21.74 million yen of building, with the building making up 73.7%. Against the statutory 22-year service life for wooden structures, a July 2025 build is 1 full year old, leaving 21 years: 220,000 yen/sqm x 103.51 sqm x 21/22 = 21.74 million yen. With that shape, a single misreading of the construction date or floor area moves the conclusion. We confirmed July 2025, 103.51 sqm and wooden construction in the listing's specification table, and that a building confirmation number (No. 24UDI1C-Ken-08349) is given. The land area of 104.66 sqm is a surveyed figure.

Yachiyodai-kita 16-chome sits almost entirely on sheet 03064 (only its south-western tip falls on sheet 03065). Reading the blocks around the "Yachiyodai-kita 16-chome" annotation (blocks 7 to 21) at 300 dpi gave an access-road band of 70D to 78D: 70D on the grid of blocks 19, 20 and 21; 74D on the grid of blocks 12, 13, 14, 16, 17 and 18; 78D and 73D on blocks 7 and 8 to the east; and 75D along the southern edge. We did not lean on the higher values of the arterials along the Keisei Main Line or towards Owada, and took the modal access-road value of 74D as the representative. For the three-year series we tracked the same grid roads on the same sheet, confirming a steady rise of 1,000 yen a year: 72,000 yen in 2024, 73,000 yen in 2025 and 74,000 yen in 2026.

We checked the sensitivity. Even at the bottom of the band within the chome, 70D (70,000 yen/sqm), the ratio is 80.8% — above 80% — and at the top, 78D, it is 83.1%. Since no choice within the chome changes the conclusion, we did not go as far as calibrating coordinates from lot annotations. The listed distances — 960 m to Keisei-Owada Station, 390 m to Yachiyo Junior High and 490 m to Owada-minami Elementary — are consistent with where 16-chome sits on the sheet. The leasehold ratio symbol is D (60%) across the band.

We opened and enlarged every image among the 45 in the listing that bears on judging the site. The frontage road (a 4.4 m public road to the north-east) is flat asphalt, and the site's concrete apron is at much the same level as the road across a grating gutter (a step of 5-10 cm). The entrance is a three-step tiled porch; cross-checking against a 200 cm door height gives a level difference of about 0.45 m, under 1 m and so not stepped access. On the parking side, the boundary has a decorative concrete block wall. Enlarged to the equivalent of 600 dpi, counting the courses gives three plus a coping (20 cm x 3 plus about 10 cm), exposing about 0.6-0.7 m on the site side. The far side has planting soil up to just below the coping, so we estimate the ground-level difference at the same 0.6-0.7 m; the neighbour's air conditioning unit (about 60 cm tall) appearing near the top of the wall is consistent with that. Even at the upper end it is about 0.75 m, under 1 m. From the right of the building round to the rear, concrete apron and decorative gravel sit at broadly the same level as the neighbouring land, with no retaining wall or slope face. No plot plan (survey drawing) is included, only a floor plan, but the exterior, parking and frontage-road shots between them show all four sides of the site, and no alley strip was found.

We used the listed 104.66 sqm (surveyed) as the effective residential area. Private road burden and setback both read "-", the land category is residential, and it is a two-road corner lot with no alley strip. Statutory restrictions in the remarks are limited to "Article 22 zone", with no mention of a sloped portion.

The frontage is a two-road corner lot: a 4.9 m public road to the north-west and a 4.4 m public road to the north-east. Both are public roads of 4 m or more, so the frontage is sound. Zoning is Category I exclusively low-rise residential with 50% building coverage and 100% floor area ratio; the land is freehold and it lies in an urbanisation promotion area. There was no mention of a no-rebuild restriction, cliff ordinance, retaining wall, level difference, slope or flagpole shape in the specification table, the remarks, the recommendation comment or the agent's own notes, and no building conditions are attached. Features include base-isolation construction, light on two sides in every room, a 24-hour ventilation system, a system kitchen with dishwasher, a walk-in closet, under-floor storage, washlet toilets in two locations, mains water, sewerage, city gas and parking. The ground floor has a 19.8-mat LDK (including a tatami area) and a pantry; the first floor has 7.9-, 6.9- and 5.2-mat Western-style rooms, a 2.0-mat walk-in closet and a balcony. The property is vacant, the handover date is negotiable, the transaction type is brokerage, and the listing was published on 1 September 2026.