[Assessed 83.4%] Condominium building in Matsudo, Chiba — 12 min from Shin-Matsudo Sta.

This is a whole apartment building in Shin-Matsudo-kita 1-chome, Matsudo, Chiba, a 12-minute walk from Shin-Matsudo Station on the JR Joban Line (Local, through-running to the Tokyo Metro Chiyoda Line) and a 9-minute walk from Koganejoshi Station on the Ryutetsu Nagareyama Line. The site faces an 18 m-wide public road on its southwest side and lies in a Category 2 Residential zone. GSI elevation data show the surroundings as flat lowland about 4–5 m above sea level. The nearby places below are straight-line distances from the property's location (block 16 of Shin-Matsudo-kita 1-chome) based on OpenStreetMap.

The building is reinforced concrete (RC) with four storeys above ground and one basement level, built in January 1989 (37 years old), with 1,915.59 ㎡ of total floor area. The land is 1,081.58 ㎡ (registered area, freehold), with no private-road burden stated. Against a 60% building coverage ratio and 200% floor area ratio, about 177% of floor area ratio is used. There are 28 units, all 3LDK (62.40 ㎡), fully occupied, with an estimated annual rent of 28.39 million yen and a gross yield of 7.31%; there are 5 parking spaces and an elevator. The price is 388 million yen, sold directly by the owner, Realize Co., Ltd. (managed by a group company).

The 2026 route price is 175,000 yen/㎡ (150,000 yen/㎡ in 2024, 160,000 yen/㎡ in 2025), the most common value among the local streets of Shin-Matsudo-kita 1-chome. The land is assessed at its registered area with no deductions, and the building for the remaining 10 years of the 47-year statutory useful life for RC. ⚠️ The northern part of the chome is mostly in the 165,000 yen/㎡ band; using that value lowers the assessment ratio to about 80.7%. On the other hand, the 18 m road the site fronts to the southwest is a 180,000 yen/㎡ route in a mixed commercial/residential district, and using it gives about 84.8%. The ratio moves by a few points depending on which route price is taken, so the margin is not large.

⚠️ The photo assessment, based on the listing photos (three of the site: exterior, entrance and common corridor), has a medium level of confidence. Along the pavement on the southwest side there is a planting bed of decorative concrete blocks about 1.2–1.4 m high, and the ground level behind it cannot be confirmed from the photos. The approach under the gateway arch continues from the pavement without a step, the rear car park also appears to be at road level, and elevation data show the area as flat, so we judge the site itself to be at about the same level as the road. ⚠️ The ground-floor entrance is reached by 7–8 outdoor steps (a porch due to the semi-basement structure; not barrier-free). ⚠️ There are no photos of the northwest, northeast and southeast boundaries with neighbouring lots, so whether there are retaining walls or level differences has not been confirmed. Together with the ground level behind the planting bed, an on-site check is needed.