[Assessed 145.7%] Land in Funabashi, Chiba — 15 min from Takanekodan Sta.

⚠️ There is a stone retaining wall along the road edge and the lot sits higher than the road in front, but its height has not been confirmed. The listing has only one small exterior photo; using the width of the utility pole as a scale, the visible part alone is about 0.6-0.75 m (a lower bound, since the base is hidden by plants). This site excludes properties with a retaining wall or step of 1 m or more in retained height, so this property would fall outside our criteria if such a height is confirmed on site. ⚠️ The listing also does not state whether the private road in front is a legal road under the Building Standards Act (such as a designated road), which affects whether a new house can be built. Please confirm both on site or with the broker before considering it.

This is a lot with an old house in Oanaminami 5-chome, Funabashi, a 15-minute walk from Takanekodan Station on the Keisei Matsudo Line. It is in a Category 1 low-rise residential zone (building coverage 50%, floor area ratio 100%) with public sewer and city gas. The land is 121.43 m² (registered area, freehold, land category: residential) and touches a 4.0 m wide private road on the southwest side for 3.0 m (3.31 m on the lot plan). On the lot plan it is an irregular lot that is narrow at the road and widens toward the back. The athome listing for the same property describes the terrain as "sloped", but the sloped area is not given. The old house is handed over as is, and the seller is exempt from liability for non-conformity.

The price is 6 million yen. On the 2026 route price map, we adopted 72,000 yen/m² (leasehold ratio D), the most common value on local streets in Oanaminami 5-chome, which gives an assessed ratio of 145.7%. Values in 5-chome range from 67,000 to 76,000 yen/m²; even the lowest, 67,000 yen, gives 135.6%. The representative street went from 68,000 yen in 2024 to 71,000 yen in 2025 and 72,000 yen in 2026, up about 5.9% over two years. Based on a note on the lot plan, we treat the 7 m² private road share as co-owned separate parcels (a well lot and road shares) and do not deduct it from the land area; if it is instead deducted as part of the land, the area becomes 114.43 m² and the ratio 137.3%. The old house is not included in the assessment.

The price is below the land value based on the route price (about 8.74 million yen), and the listing does not explain why. The slope, the roughly 3 m road frontage, the irregular shape, the cost of demolishing the old house and the exemption from non-conformity liability may be reflected in the price. The type of the private road and consent for passage and excavation, the degree of slope, the height of the stone wall and the surveyed area all need to be confirmed. Because the listing names no nearby facilities, we use store locations from OpenStreetMap and give straight-line distances from the reference point of Oanaminami 5-chome returned by the GSI address search: Lawson Funabashi Oanaminami about 350 m, Maruetsu Takanedai about 540 m, Big-A Funabashi Takanedai about 720 m, and for dining, Pizza Yokka Takanedai about 690 m, Tairiku about 750 m and Casa della Pizza about 770 m. All are in Funabashi.