[Assessed 94.4%] Land in Chuo Ward, Chiba City, Chiba — 20 min from Omoridai Sta.

This is a vacant residential lot at 324-87 Ninado-cho, Chuo Ward, Chiba City, Chiba. The nearest station is Omoridai on the Keisei Chihara Line, listed as a 20-minute walk. Alternatively, it is a 4-minute walk from the Ninado Shogakko Iriguchi bus stop, 16 minutes by bus from JR Chiba Station. The lot is in a Category 1 low-rise exclusive residential zone (building coverage 60%, floor area ratio 150%), and the listing states that water, sewer, city gas and electricity are available. On OpenStreetMap, a Ministop is about 360 m, a Lawson about 420 m, and the Top Mart supermarket about 510 m in a straight line from the point of Ninado-cho 324.

The land is 220.62 m² (registered area), freehold, with land category of residential. ⚠️ It is a flag-shaped lot: it touches the 6.0 m road on the northwest side (the listing does not say whether the road is public or private) with a frontage of about 4.2 m, and a passage (the flagpole) about 17.4 m long leads to the main part of the lot. The plot plan in the listing shows 68.37 tsubo (226.02 m²), which differs from the registered area in the summary table, so we use the smaller 220.62 m². No building condition, private road burden or setback is listed. The price is 8.6 million yen (about 129,000 yen per tsubo), brokered by Nihon Bussan Co., Ltd.

We used a 2026 road price of 55,000 yen/m² (leasehold ratio D). The same road was 52,000 yen/m² in 2024 and 53,000 yen/m² in 2025, rising gradually. ⚠️ Because the flagpole is hard to use as a building site, we deducted our maximum estimate of about 73 m² and valued 147.54 m² of land; the assessed value is about 94.4% of the price (about 141.1% without the deduction). The lot is near a bend in the road where the road price changes from 55,000 to 49,000 yen/m². Matching the photos with aerial imagery, we judged that it faces the 55,000 yen section; if it faces the 49,000 yen section the ratio would be about 84.1%, and on the lowest nearby road at 45,000 yen/m² it would be about 77.2%.

We checked all seven listing photos. The lot is cleared land with cut bamboo and grass remaining, and is nearly flat. The boundary with the apartment on the southwest side is a block wall (3 to 4 courses) with a mesh fence, and we estimate the retained height at about 0.5 to 0.8 m (0.9 m at most). The boundary with the house on the northwest side is a low concrete footing, with ground at nearly the same level. GSI elevation data show a gentle rise of about 0.9 m over about 34 m from the road to the back of the lot, with no step at the road. ⚠️ However, there is no photo of the front road taken head-on and none of the northeast (thicket) boundary, and the southwest retaining height is close to the 1 m guideline. This lot should be considered after checking the boundary level differences and the actual width of the flagpole on site (the plan shows it narrowing toward the back, to roughly 2.4 to 3.7 m).