[Assessed 92.1%] Detached house in Kashiwa, Chiba — 13 min from Sakasai Sta.

A pre-owned detached house in Fujigokoro 5-chome, Kashiwa, Chiba, a 13-minute walk from Sakasai Station on the Tobu Noda Line. The area is zoned Category I low-rise exclusive residential (50% building coverage, 100% floor area ratio) and the address is disclosed down to 5-18-10. Parking is included.

Two-storey wood-frame construction built in February 1971 (55 years old) with a floor area of 52.82 sqm, a 3DK facing south-east. It is currently tenanted and sold with the lease in place; the listing states gross annual income of 828,000 yen at full occupancy (69,000 yen a month) and a gross yield of 11.18%. The listing notes the floor area comes from the registry's building plan, and the plan itself gives 27.2364 sqm on the ground floor plus 25.5984 sqm upstairs, or 52.8348 sqm.

The assessment rests on the land alone. At 55 years the house is well past the 22-year statutory life for wood-frame construction, so the remaining life is zero and the building value is nil. The 2026 inheritance-tax road price is 75,000 yen/sqm (maps 14185 and 14194, leasehold ratio D), giving land value of 75,000 yen/sqm x 90.86 sqm = 6,814,500 yen against a price of 7.4 million yen, an assessed ratio of 92.09%. We took the representative road price from the most common band across every residential street in Fujigokoro 5-chome; the street serving this property is higher, at 79,000 to 80,000 yen/sqm. The three-year trend is 68,000 to 72,000 to 75,000 yen/sqm, up 10.3% in two years.

The 90.86 sqm lot carries a note reading "private road: 6 sqm". Kenbiya defines its land area as excluding private roads, so we did not deduct it again; had we done so, 84.86 sqm would give land value of 6,364,500 yen and an assessed ratio of 86.01%. Either reading clears our 80% threshold.

Two points need confirmation. First, the frontage. The listing's frontage field contains only the words "no positional designation", with no width, direction or road classification. There is no mention of the site being unbuildable, of a permitted-exception passage, or of a lack of private-road share or excavation consent, but if the road is narrower than 4 m a setback would be required, reducing the effective land area and the assessed ratio. The listing went up today and the property has not yet appeared on other portals, so we could not cross-check it. Second, the difference in ground level. The listing has only two images, an exterior shot cut from Street View and a building plan, and the exterior frame stops partway up the front door, leaving the ground surface, the road and the base of the boundaries out of view. Using the Geospatial Information Authority's 5 m mesh elevation data we measured east-west and north-south profiles through the centre of the site and found no change indicating a step of 1 m or more, only a continuous 6 to 7% slope — but a 5 m mesh can smooth out a wall of around a metre, so the presence of a retaining wall or a step at the frontage remains unverified.