[Assessed 87.4%] Detached house in Matsudo, Chiba — 17 min from Motoyama Sta.

This is a pre-owned detached house in Mutsutakadai 8-chome, Matsudo, Chiba. The nearest station is Motoyama on the Keisei Matsudo Line, a 17-minute walk; the listing also gives a 23-minute walk to Goko Station (Keisei Matsudo Line) and a 23-minute walk to Mutsumi Station on the Tobu Noda Line (26 minutes in the same seller's land listing). The listing gives no nearby facilities, so we measured straight-line distances from the position on the SUUMO listing map to each OpenStreetMap position: York Mart Mutsutakadai about 100 m, 7-Eleven Matsudo Mutsutakadai 8-chome about 130 m and Welcia Pharmacy Matsudo Mutsutakadai about 340 m; for food, Hotto Motto about 210 m, the sushi restaurant Oedo Akindo about 270 m and the soba restaurant Takagi about 300 m.

The building is a two-story wooden 3DK built in January 1979, with a total floor area of 68.57 ㎡, and is currently vacant. The seller is reportedly open to demolishing the building and handing over a cleared lot. The land is 140.19 ㎡, freehold, with no private-road share, in a Category 2 residential zone with a 60% building coverage ratio and a 200% floor area ratio. ⚠️It is a flag-shaped lot: the frontage on the road is 3.00 m, and the access strip is about 14.8 m long and 2.00 m wide at its narrowest, exactly the 2 m minimum road frontage under the Building Standards Act. The direction and width of the front road are not given in the listing. ⚠️The road end of the access strip is a sunken parking space for one car between concrete walls, and from its far end four steps lead up to the path and the lot. From the photos we estimate the height difference at about 0.8-0.9 m. The lot is inside a designated residential land development regulation area. The seller is Midori Fudosan Co., Ltd., selling directly as owner, and the same seller also lists the property as land (with an old house) at the same price of 9.8 million yen.

We used the 2026 (Reiwa 8) route price of 81,000 yen/㎡ (leasehold ratio D). Local roads in Mutsutakadai 8-chome split into two groups of almost equal size, 81,000 and 87,000 yen/㎡, so we took the most common value on the northern sheet where the property sits (map 09078), 81,000 yen/㎡. Using 87,000 yen/㎡ would give an assessment ratio of about 93.8%, and the conclusion is the same either way. On the same road the price went from 68,000 yen in 2024 to 74,000 yen in 2025 and 81,000 yen/㎡ in 2026, a rise of about 19.1% over two years. ⚠️The 34.50 ㎡ access strip is excluded from the valuation, leaving an effective lot area of 105.69 ㎡. Without that deduction the assessment ratio would be 115.9%. The building is 47 years old and past its statutory useful life, so its assessed value is zero and the assessment rests on the land alone.

In short, this is a house on a flag-shaped lot whose land assessment alone comes to nearly 90% of the price. On the other hand, the access strip is only 2.00 m at its narrowest, exactly the frontage minimum; there is an estimated 0.8-0.9 m height difference between the parking space at the entrance of the strip and the lot, which could approach 1 m if the parking floor slopes down toward the road; the front road width is not in the listing; and the lot is in a residential land development regulation area. The height difference should be checked on site, and access along the strip, vehicle access and the treatment of the earth-retaining walls when rebuilding should be confirmed with the seller and Matsudo City.