[Assessed 128%] Land in Matsudo, Chiba — 14 min from Matsudo-Shinden Sta.

A plot of land with an old house on it, in a residential area of Kamihongo, Matsudo, a 14-minute walk from both Matsudo-Shinden Station on the Keisei Matsudo Line and Kita-Matsudo Station on the JR Joban Line, and a 16-minute walk from Kamihongo Station on the Keisei Matsudo Line. According to the listing, Yaoko Matsudo Kamihongo is about a 3-minute walk (240 m) away, and elementary, junior high and high schools are all within a 15-minute walk. Measured in a straight line from the map position in the LIFULL HOME'S listing for the same property, other nearby places are Yabusoba (Kamihongo) at about 280 m, KFC Kita-Matsudo (Kamihongo) at about 360 m, Hama Sushi Matsudo-Shinden Station North (Matsudo-Shinden) at about 570 m and Create SD Matsudo Kamihongo (Kamihongo) at about 620 m.

The land is 71.14 m² (registered, about 21.5 tsubo), freehold, with the land category of residential land, in a Category 1 low-rise exclusive residential zone. Building coverage and floor-area ratio differ between listings: 50% and 100% on SUUMO, 60% and 160% on Kenbiya and LIFULL HOME'S; we use the stricter 50% and 100%. Landscape Act regulations and shadow regulations apply. The site has an old wooden house built in October 1964 (floor area 72.56 m²), which is handed over as is. The old house is assumed to be demolished; its assessed value is zero, and demolition costs are expected to be borne by the buyer. ⚠️ This land is sold with a building condition (a construction contract with a designated builder is required; the builder's name is not stated in the listing). It is handled by Century 21 Housewell Saitama Higashi (exclusive brokerage).

⚠️ The only road access is a private road on the northwest side, about 2.1 m wide. The private road (141 m²) is owned as a 24/700 co-ownership share. Although it is narrower than 4 m, the listing does not state the road type (whether it is a road under Article 42-2 of the Building Standards Act) or whether a setback is required and how large it would be. For the valuation we treated it as an Article 42-2 road and deducted the setback to 2 m from the road centreline (about 9.2 m²), using 61.94 m² as the effective site area. If the road does not qualify as a road under the Building Standards Act, rebuilding itself may not be possible, so the road type needs to be confirmed. In addition, the 7.5 million yen price is below even the total road-price value of the land at the lowest road-price band in Kamihongo (110,000 yen/m², about 7.82 million yen); conditions such as access via a narrow private road, the small plot, the old house and the building condition appear to be reflected in the price.

On the valuation side, we take the 2026 inheritance-tax road price as 155,000 yen/m², up about 14.8% over three years (135,000 → 140,000 → 155,000). Because the property itself does not face a road with a road price, we used the most common value among the surrounding block roads. With the setback deducted, the assessed ratio against the 7.5 million yen price is about 128.0%; without the deduction it is about 147.0%. The building's assessed value is zero, so the entire assessed value comes from the land. In the photo there is almost no step between the private road in front and the site, and the neighbouring lots on both sides appear to be at the same level, but the boundaries on the east (rear) and north sides are not shown. Elevation data suggest a height difference of 2 to 3 m may exist along the northern and eastern edges of the block, so whether there are retaining walls on those boundaries has not been confirmed.