[Assessed 104%] Land in Narashino, Chiba — 17 min from Makuhari-Hongo Sta.

⚠️ The listing describes the terrain as "terraced" (hinadan), so there is a high chance of a retaining wall or a level difference along the lot boundaries or between the lot and the road in front. However, the listing has no photos or lot plan at all, and we have not been able to confirm whether a retaining wall exists or how high it is. According to elevation data from the Geospatial Information Authority of Japan, the ground drops by 4 to 5 m within about 20 m west and south of the listing's map coordinates, which is consistent with terraced land cut into the edge of a plateau. This site excludes properties with a retaining wall or level difference of 1 m or more in earth-retaining height; if one of that height is confirmed on site, this property will also fall outside our listing criteria. Please check on site or ask the broker before considering a purchase.

A plot of land for sale in Saginumadai 4-chome, Narashino, a 17-minute walk from Makuhari-Hongo Station on the JR Sobu Line. The price is 24.8 million yen for a 184.14 m² (about 55.7 tsubo, registered area) freehold lot with no private-road share, registered as residential land. An old house currently stands on the lot, but its structure, year of construction and floor area are not given in the listing. It is in an urbanization promotion area, and the zoning straddles the Category 1 Low-Rise Exclusive Residential Zone and the Category 1 Residential Zone, with 50% building coverage and a 100% floor area ratio. Public water and sewer are available. ⚠️ The land is sold with a building condition (the buyer must sign a construction contract; the builder and the deadline for the contract are not stated in the listing), so the buyer cannot freely choose the builder.

⚠️ The road-access field in the listing is "-": the direction of the frontage, the road width and whether the road is public or private are all missing (the setback field is also "-"). Whether the lot fronts a road under the Building Standards Act for at least 2 m cannot be confirmed from the listing, and since this affects whether a house can be rebuilt, it must be checked before signing. For the assessment, we used 140,000 yen/m², the most common route price on the local streets of Saginumadai 4-chome (up 12.0% in two years from 125,000 yen/m² in 2024). The old house is not included; on the land alone the assessed ratio is about 104%. Using the 135,000 yen/m² route near the listing's map coordinates it is still about 100%, and even the lowest route price in the district, 125,000 yen/m², gives about 93%.

In short, the assessed value of the land exceeds the price, but three points cannot be confirmed from the listing and should be checked before signing: whether there is a retaining wall or level difference and how high it is, the road access, and the terms of the building condition. Without a lot plan we also cannot tell whether this is a flag-shaped lot; if it is, excluding the access strip would lower the assessed value. Distances to nearby places are straight-line distances from the listing's map coordinates, based on locations registered in OpenStreetMap. Because the property is close to the border with Hanamigawa Ward, Chiba City, only shops within Narashino are listed.