[Assessed 98.2%] Land in Nagareyama, Chiba — 14 min from Unga Sta.

We measured the local streets in Oaza Higashi-Fukai on sheet 09192 of the FY2026 inheritance-tax road price map. The streets within the district fall between 82,000 and 87,000 yen per square metre, and we took 84,000 yen, the most common band. The 91,000 to 100,000 yen bands along the Nagareyama highway belong to the arterial road and were not used. Tracing the same street on the same sheet back three years gives 67,000 yen in 2024, 75,000 yen in 2025 and 84,000 yen in 2026.

Oaza Higashi-Fukai spans twelve sheets, so we identified the right one through the National Tax Agency's index map. Calibrating that index against two points - Unga and Edogawadai stations - gave 7.44 m per pixel east-west and 7.61 m per pixel north-south, agreeing to within two percent, and converting the property coordinates on that basis places it on sheet 09192. Taking the bottom of the band, 82,000 yen, still gives 95.8 percent, and the lowest figure anywhere in Higashi-Fukai, 79,000 yen, gives 92.3 percent, so neither the choice of sheet nor of representative value changes the conclusion.

Because the address uses the 'oaza' form, we first checked whether this falls in a multiplier area where no road price is published. The listing states the land is in an urbanisation promotion area, and a zoning category - Category I low-rise residential - is assigned. Sheet 09192 also carries road prices across the whole of Oaza Higashi-Fukai, so this is not a multiplier area.

We examined all four listing photographs (the exterior with the frontage, the plot plan, an oblique view of the road and a full view of the road), enlarging the point where the plot meets the road from the full-size image. The frontage is a level, paved local street 5 to 6 m wide. The plot sits slightly above it behind a rendered wall, with four or five steps up to the entrance. Measured against a 200 cm door, the wall stands 0.9 to 1.1 m overall; subtracting the porch level implied by the step count puts the difference between plot and road at an estimated 0.4 to 0.6 m.

Since the photographs leave a range, we checked the Geospatial Information Authority's elevation data. Sampling a 72 m square around the property at 169 points on a 6 m grid gave elevations between 18.1 and 19.8 m, with neighbouring points differing by at most about 0.5 m. No step of a metre or more exists within 70 m, and even over a 200 m square the ground runs a gentle 17.7 to 20.3 m. No stone walls, cast concrete retaining walls, slopes or protective sheeting appear in the photographs.

The plot plan shows a regular rectangle about 5.9 m wide and 13.4 m deep, with no flag-pole strip. No private-road burden is recorded, and Kenbiya states in its own guide that land areas are shown net of private roads, so we treated the full 79.47 sq m as the area for the assessment.