[Assessed 85.6%] Land in Matsudo, Chiba — 18 min from Tokiwadaira Sta.

The listing's access line, "south, 18.0 metres public road", refers to the width of the road, not the plot's frontage. Reading the dimensions off the site plan shows a corridor roughly 3.0 metres wide and 11.7 metres long leading to a main section of about 13.5 by 18.0 metres — a flag-shaped lot. We deducted the 35.04 square metres of corridor and used 242.96 square metres as effective residential land. The main section (242.82 sq m) plus the corridor (35.04 sq m) comes to almost exactly the listed 278.00 square metres, which confirms the reading.

Kogahara 7-chome spans four street-value maps. Because the listing carried no coordinates, we triangulated from the measured positions of five nearby facilities and then geocoded blocks 1 through 39 of the district to confirm they fall inside map 09044. On that map the Route 57 corridor carries 125,000 yen, while the district's residential streets run between 96,000 and 100,000 yen. We took the modal residential value of 98,000 yen so the arterial road would not pull the figure up.

An 80% cost-approach ratio would require a street-front value of 91,538 yen per square metre. Even the district's lowest figure of 96,000 yen yields 83.9%, so no street in the area brings the ratio below 80%. The street-front value has risen from 83,000 yen in 2024 to 90,000 in 2025 and 98,000 in 2026 — up 18% in two years.

All five listing photographs were reviewed. The earth apron on the road side sits flush with the roadway and connects to the plot through a concrete crossover with no step. There is a block wall along the side of the corridor, but a ground-level wooden gate partway along it and the open-work blocks facing the road indicate a boundary wall rather than a retaining structure. Because the site lies in a land-development regulation zone we also checked national elevation data, which put the road-to-plot difference within 0.5 metres.

One site photograph shows a Tokyo Electric Power high-voltage transmission line — the Tokatsu-Takayanagi line — with its pylon and overhead cables running along the frontage road. Mapped pylon positions match the line of the road. This affects neither the cost approach nor the legal restrictions, but views on it differ, so we note it here.

An old house currently stands on the plot, but the notes specify a confirmed survey and demolition before handover, making this effectively a vacant-land transaction. We value the building at zero and base the cost approach on the land alone.