[Assessed 83.1%] Land in Matsudo, Chiba — 14 min from Mabashi Sta.

This is a plot of land with an old house in Nakawakura, Matsudo, Chiba. It is a 14-minute walk (about 1,150m) from Mabashi Station on the JR Joban Line (Local) and the Ryutetsu Nagareyama Line. The land is in a Category 1 low-rise exclusive residential zone (building coverage 50%, floor area ratio 100%) within the urbanization promotion area; the terrain is flat, and public sewerage and city gas are available. Nearby are Ramen Kitakitsune (approx. 130m), Owariya (approx. 260m), Super Kawaguchi (approx. 280m) and Mammy Mart Nakawakura (approx. 580m). These are straight-line distances from the map coordinates in the listing. Tobu Store Mabashi is about 1,400m away according to the listing.

The land is 135.42㎡ (about 40.96 tsubo) on the register, freehold, with the land category recorded as residential. An old two-story wooden house currently stands on it, and the listing offers the land as is, with no building conditions attached. Our valuation does not include the building. The price is ¥17.5 million (¥427,300 per tsubo). The lot fronts a private road on the south side; the listing's road access field says '4.0m wide, designated road position', and the private road burden is 117.00㎡ (a 1/12 co-ownership share). In the photos the private road is flat, the boundary with the lot is two courses of concrete block topped with an aluminum fence, and the garden sits only about 0.2–0.3m above the road.

The assessed ratio is 83.1%. The sketch map in the listing shows the private road at about 2.7m wide in its current state, and a strip about 1.2m wide and 11.9m long (14.28㎡) up to the setback line 2m from the road centerline is drawn inside the lot boundary. We treat this strip as road setback and deduct it, valuing the land on an effective area of 121.14㎡. However, measuring the area inside the setback line from the sketch map's dimensions gives about 132–136㎡, which roughly matches the registered area, so the strip is probably not included in the registered 135.42㎡. In that case (no deduction) the ratio would be 92.9%; with the smallest setback estimate of 0.65m (deducting 7.74㎡) it would be 87.6%. The private road has no route price, so we adopted ¥120,000/㎡, the most common value on the local streets in western Nakawakura. Using ¥115,000/㎡, the value of the north–south road the private road connects to, would give 79.6%.

⚠️ The listing's road width of 4.0m does not match the current width of about 2.7m shown in the sketch map. The designated width of the private road, whether a setback is required, and whether the setback strip is part of the lot area need to be confirmed with the agent. The private road burden of 117.00㎡ (1/12 share) is treated as a separate parcel from the lot and has not been deducted. At the east end of the private road there is a kenchi-block (interlocking concrete block) retaining wall about 1.5–2m high below a bamboo-covered slope. From the photos and elevation data we judged that it does not touch the lot, but the west and north boundaries of the lot do not appear in the photos, so an on-site check is needed.