[Assessed 86.1%] Detached house in Matsudo, Chiba — 9 min from Goko Sta.

This is a newly built detached house (not yet completed) in Goko-Nishi 2-chome, Matsudo, Chiba: house No. 3 (the northernmost lot) on a three-house development. It is a 9-minute walk (720 m) from Goko Station on the Keisei Matsudo Line. The listing photo captions give distances from the development to Matsudo Daiyon Junior High School (650 m), Matsuhidai Elementary School (950 m), Matsuhidai Nursery School (1,140 m) and Goko Hospital (1,930 m). We added shops and restaurants from OpenStreetMap. In straight-line distance from the property's map position: Lawson about 350 m, the supermarket Jason about 540 m, Belx Matsuhidai about 620 m, and for dining, Chocobi-tei about 190 m, Hakata Nagahama Ramen Moriya about 300 m and Eifukuen about 340 m (all in Matsudo; these are not walking distances from the property).

The land is 132.31 m² (surveyed) and the building is a 113.85 m² two-story wooden house (conventional post-and-beam). The layout is 3LDK plus a storage room and a walk-in closet (21.0-tatami LDK, Western-style rooms of 7.5, 5.7 and 5.6 tatami, and a 5.2-tatami storage room). There is outdoor parking for two cars on the west side. 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 landscape regulations are also noted. It has public water, public sewer and city gas, with no private-road share. The building is not finished. Listings give completion as late October 2026 or November 2026. Handover is negotiable (another listing for the same building says December 2026). The only images in this listing are a floor plan and a lot plan, so we checked the site with photos from another listing of the same building, taken when the foundation work was under way.

The lot faces one road, on the west. The lot plan labels it a 3.6 m wide "Article 42-2 road" under the Building Standards Act. The lot plan shows a 0.18 m setback. We judged the listed land area to be the area after the setback and made no further deduction. The lot is a regular shape, about 6.3 m wide and 20 to 21 m deep, not a flag-shaped lot. There is almost no level difference with the road in front or with the lot to the north. On the east boundary stand the walls of a structure on the neighboring lot. The lot plan shows a cross-hatched strip along the east boundary. The photos and elevation data showed no retaining wall, but the plan alone does not tell whether the strip is a block wall or a structure. The east boundary is also a zoning boundary, and the land to the east is a Category 1 residential zone.

Based on the road price of the local streets in Goko-Nishi 2-chome and a valuation of the building as a new wooden house, the assessed value is 86.1% of the 45.99 million yen asking price. The local streets are split almost evenly between 110,000 and 115,000 yen/m², and we used the lower 110,000 yen/m². Even the lowest band in the district, 105,000 yen/m², gives 84.7%. Because the building is not finished, we used the earlier expected completion date, October 2026, as its build date. The listing gives no yield or expected rent. The other two lots on the same development (131.89 m² and 122.91 m² of land) are each priced at 46.99 million yen. Before considering this house, check its condition after completion and the meaning of the strip on the east boundary on site and with the agent.