[Assessed 132.5%] Land in Funabashi, Chiba — 12 min from Takifudo Sta.

⚠️ There is a retaining wall along the lot boundary, and its height has not been confirmed. Block and concrete walls roughly 1 m high run around the lot. We tried four methods to measure how much of each wall is actually holding back soil (the retained height): the listing photos, the Geospatial Information Authority of Japan (GSI) elevation data, aerial photos and more. We could not pin it down because the ground behind the walls is hidden by plants and by the walls themselves. This article is published with the retained height still unconfirmed. Please confirm it on site or ask the agent. The lot also appears to sit about 0.2 to 0.3 m below the road in front.

This is a vacant lot in Oana-Minami 1-chome, Funabashi, Chiba, a 12-minute walk from Takifudo Station on the Keisei Matsudo Line. The land is 92.00 m² (registered area, about 27.8 tsubo), cleared, with no building-contractor condition. It is in a Category 1 low-rise residential zone with a 50% building coverage ratio and a 100% floor area ratio, inside the urbanization promotion area, and has public water, sewer, city gas and electricity. It can be handed over immediately, as is. The registered land category is "wilderness" (genya). The lot is inside the urbanization promotion area, but whether the land category needs to be changed in the registry has to be confirmed. The listing names no nearby shops, so we added them from OpenStreetMap. In straight-line distance from the listing's map position: Lawson Funabashi Oana-Minami about 290 m, the supermarket Landrome about 390 m, a Lawson in Oana-Minami 3-chome about 500 m, and for dining, Cafe Chouchou about 870 m, Marusan about 890 m and Hanazen about 960 m (all in Funabashi; these are not walking distances from the property).

The road-access field in the listing is "-", so the road type and width are not stated. On the lot plan, the southwest corner of the lot (a rectangle of about 10 m x 9.4 m) touches a 4.00 m wide designated private road (dead end, unpaved) with 2.00 m of frontage. That is exactly the minimum frontage required under the Building Standards Act (2 m or more). It is not a flag-shaped lot. The listing shows a private-road share of 16.00 m². On the lot plan it appears to be the part of the designated road next to the lot (about 2 m x 8 m), drawn separately from the lot. However, the listing does not say whether it is included in the 92.00 m² or registered as a separate parcel.

Using the most common road price among the local streets of Oana-Minami 1-chome and the listed 92.00 m² as is, the assessed value comes to 132.5% of the 5 million yen asking price. If the 16.00 m² private-road share is included in the 92.00 m², the lot would be 76 m² and the ratio 109.4%. Either way, the assessed value is above the price. With no building, the assessment covers the land only. The designated road in front has no road price of its own, and even the lowest price band among the local streets gives 117.8%. The price works out to about 180,000 yen per tsubo. Before considering this lot, check the retaining wall height, the frontage, the private-road share and the land category on site and with the agent.