[Assessed 199.4%] Detached house in Sakura, Chiba — 12 min from Yukarigaoka Sta.

⚠️ The remarks in the listing state that the house was flooded above floor level by about 90 cm in the Chiba heavy rain of August 2026 (Reiwa 8). The listing does not say whether or how far it has been repaired since. The sale is on the condition that the seller bears no liability for non-conformity (defects), and boundary markers will not be indicated. The price of 1.99 million yen is roughly half of the land value calculated from the route price alone (about 3.97 million yen). Rather than a bargain, the price appears to reflect the flood damage, the fact that the 50-year-old building cannot be expected to hold value, and that the house is currently vacant. Anyone considering it should confirm with the agent the extent of the flood damage and any repairs, how the boundaries will be settled, and the share in the front private road and consent for passage and excavation.

The property is in Nakashizu 3-chome, Sakura, Chiba, a 12-minute walk (960 m) from Yukarigaoka Station on the Keisei Main Line and the Yamaman Yukarigaoka Line. Shizu Station on the Keisei Main Line (20 minutes on foot) can also be used. It is in a Category 1 low-rise exclusive residential zone (50% building coverage, 100% floor area ratio) on flat ground. The wooden two-story house was built in September 1976 (50 years old), has a 2LDK layout and 57.96 m² of floor area, on 66.13 m² of freehold land (registered area), with no parking. It faces a private road about 4.0 m wide on the southwest side, designated as a road position (douro ichi shitei). The private-road burden area is listed as none, but neither the athome nor the SUUMO listing mentions a share in the private road or consent for passage and excavation.

The 2026 route price is 60,000 yen/m² (55,000 yen/m² in 2024 and 57,000 yen/m² in 2025), taken as the most common value among the block roads in Nakashizu 3-chome. Because the lot number is not disclosed, the route price of the adjoining road has not been identified, but even the lowest value in the district, 55,000 yen/m², gives an assessed ratio of about 182.8%. The building is past the statutory useful life for wooden structures and is valued at zero, so the land alone comes to about 199.4% of the price. If the private road in front has no route price, the land would be valued using a specific route price set individually by the tax office, and the figure could change.

In the listing photos, the private road in front is flat and the lot is at about the same level as the road (the only step is a curb of about 10 cm beside the gutter). The lots on the left and right are separated by low block walls and gateposts, with ground at the same level on both sides; no retaining walls, flag-shaped lot or terraced (row) house construction were seen. The edge of the rear (northeast) boundary is not shown, so whether there is earth retention there is unconfirmed. Given a narrow 66 m² lot with an old vacant house that has a flooding history, checking the building's condition and flood preparedness on site is the starting point for any consideration. Because the lot number is not disclosed, nearby places are given as straight-line distances from the center point of Nakashizu 3-chome (OpenStreetMap).