[Assessed 146.1%] Detached house in Kamagaya, Chiba — 15 min from Magomezawa Sta.

Caution: the listing text says "disclosure items apply — please ask the agent for details", and the content of those items is not given anywhere in the listing. In addition, the asking price of 7.8 million yen is below the land value derived from the road price (about 11.4 million yen). From what the listing shows, possible reasons besides the disclosure items are that the lot fronts a 4.0 m private road on the northeast with the private-road burden stated as "none" (so the seller may hold no share in the road), that a setback is required on rebuilding, that drainage is by septic tank and gas is propane, and that the 43-year-old building may need to be demolished at the buyer's cost. Which of these drives the price cannot be judged from the listing. The content of the disclosure items, whether a share in the private road and a consent for passage and excavation exist, the legal category of the front road and whether rebuilding is possible, and any encroachment or boundary status are all absent from the listing and need to be confirmed with the agent.

The property is a two-storey wooden detached house in Minami-Kamagaya 1-chome, Kamagaya City, Chiba, a 15-minute walk from Magomezawa Station on the Tobu Noda Line (Tobu Urban Park Line). Built in April 1983 (43 years old), it has a 4LDK layout, a floor area of 113.86 sq m and a lot of 165.00 sq m (registered area, including about 2.2 sq m of setback), and the price is 7.8 million yen. It is in a Category 1 residential zone (building coverage 60 percent, floor-area ratio 200 percent) within the urbanization promotion area; the land is freehold, the house is vacant, handover is negotiable, and parking is included. Utilities are a septic tank, propane gas and roadside gutters; public sewerage and city gas are not listed. The listing is an exclusive brokerage by Tokyu Livable's Funabashi Center, published on 13 September 2026. According to the listing, Seven-Eleven Minami-Kamagaya 3-chome is 260 m away, Maruetsu Magomezawa 640 m and YorkMart Higashi-Michinobe 680 m.

The assessed ratio is 146.1 percent. Because the house is past the 22-year statutory useful life for wooden structures, the building is valued at zero and the judgement rests on the land alone. For the road price we took 70,000 yen, the most common band among the local streets of Minami-Kamagaya 1-chome (2026 road-price map, sheet 09320, leasehold symbol D), and applied it to 162.8 sq m, the listed 165.00 sq m minus about 2.2 sq m of setback, giving about 11.4 million yen. The private road the lot fronts carries no road price of its own. Using the lowest local band of 68,000 yen still gives 141.9 percent, the highest band of 71,000 yen gives 148.2 percent, and the full 165.00 sq m without the setback deduction gives 148.1 percent, so the land value exceeds the price on every reading. The three-year trend is 61,000 yen in 2024, 65,000 yen in 2025 and 70,000 yen in 2026, a rise of about 15 percent over two years.

We checked the three exterior photos in the listing. The front private road and the lot (parking space and gate area) are at the same level, with no steps or stair access. The block wall along the road is about eight courses (about 1.6 m) high, but the ground on either side is at almost the same level, so it is not a retaining wall. However, the private road appears to slope downhill beyond the edge of the lot, and the ground level at the rear of the lot and along the neighbouring boundaries is not visible in the photos, so we could not tell whether any retaining structure exists or how high it is. The Geospatial Information Authority's 5 m elevation data shows the surroundings dropping a little over 2 m across 20 m toward the north and northwest, but with the limited precision of the coordinates it cannot resolve steps of around one metre, so an on-site check is recommended. As the listing gives no restaurants, the restaurants below are shown by straight-line distance from the centroid of Minami-Kamagaya 1-chome.