[Assessed 104.4%] Detached house in Hanamigawa Ward, Chiba City, Chiba — 20 min from Mimomi Sta.

⚠️ The asking price of 3.98 million yen is below the land value we calculated from the road price (about 4.16 million yen). We have confirmed the road price band (almost all block roads in the district are 72 thousand yen/m²), the private road burden (none) and the land area (58 m² registered), so a misapplied band is unlikely. The listing does not explain the low price, but possible reasons include the 51-year-old building, the small 58 m² lot, the lack of parking and the 20-minute walk from the station.

This detached house is a 20-minute walk from Mimomi Station on the Keisei Main Line, in a Category 1 low-rise residential zone in Nagasakudai 1-chome, Hanamigawa Ward, Chiba City. The listing also gives 49 minutes on foot to Makuhari Station on the JR Sobu Line and 37 minutes to Yachiyodai Station on the Keisei Main Line. Because the listing gives no nearby shops or distances, we supplemented them with straight-line distances from the centroid of Nagasakudai 1-chome (GSI address search) to the OpenStreetMap locations: 7-Eleven Chiba Amadodai about 520 m, Coop Mirai Coop Hanamigawa about 860 m and Naritaya Hanamigawa about 970 m; for restaurants, Sushiro Hanamigawa about 430 m and Katsuhana Hanamigawa about 460 m.

The freehold property consists of 58 m² of land (registered) and a two-story wooden 3DK building with 65.41 m² of floor area (registered), built in March 1975 (51 years old). Building coverage is 50% and floor area ratio 100%. The lot fronts a 3.9 m road on the north with 5.5 m of frontage, and there is no private road burden. There is no parking; utilities are public water, public sewer and city gas. The seller is UEI Co., Ltd., and the house is available for immediate handover. The building was built under the pre-1981 earthquake standards. Its 65.41 m² of floor area also exceeds the 58 m² limit implied by the 100% floor area ratio (about 112.8%), so it may be a legally non-conforming building. If rebuilt, the building area would be capped at 29 m² and the floor area at 58 m², smaller than the current house.

Because the building is older than the statutory useful life for wooden buildings (22 years), it is not included in our assessment, and the land alone gives an assessed ratio of 104.4%. The listing says a setback is required but gives no area, so we deducted a minimum estimate of 0.275 m² (0.05 m of setback × 5.5 m of frontage, assuming the lot line moves back to 2 m from the road centerline) and assessed 57.725 m². Without the deduction the ratio would be 104.9%. In the photos the north road and the lot are almost level with only a curb-height step, there is no retaining wall or steps, the house is detached from its neighbors, and it is not a flag-shaped lot. The actual surveyed area, the actual setback area, any encroachment and any minimum lot size restriction need to be confirmed with the agent or Chiba City.