Property at 1280-2 Katsugaoka-cho, Matsuyama City, Ehime Prefecture
This property is a collection of multiple land plots and buildings currently listed for auction. The main building is a wooden, tile-roofed, single-story residential structure originally constructed in March 1951 (Showa 26), indicating significant age with a calculated lifespan consumption rate of 341%. The total building area is 486.28 square meters, situated on registered land totaling 936.08 square meters.
Agent notes and risk analysis highlight several critical factors. The buildings are generally aging, with observed deterioration including roof leaks, damaged equipment, and degraded tatami mats. A significant number of the buildings lack construction confirmation and completion inspection records. The property is subject to multiple occupancy and boundary issues. Specifically, an occupant identified as 'B' currently occupies a portion of one building under a gratuitous use right, though they are scheduled to vacate. There are areas where land boundaries are unclear. A section of one building encroaches onto an adjacent plot. Water access to several plots relies on passage through third-party land.
Additional legal and regulatory complexities exist. Some plots are designated as agricultural land, and conversion to residential use would require consent and associated fees from the land improvement district. There is an outstanding arrears of land improvement project levies totaling 2,934 yen for one plot. Part of another plot is used as a public road, which may necessitate road setbacks during any future construction. A statutory superficies right is established on the land under several buildings. The property is located in a Category I Exclusive Residential Zone with a 60% building coverage ratio and 200% floor area ratio.
The auction has a base price of 19,110,000 yen. A required deposit of 3,820,000 yen and a minimum purchase price of 15,290,000 yen are set. The bidding deadline is May 21, 2026, with the opening of bids scheduled for May 28, 2026. This is a high-risk property requiring thorough due diligence and professional handling.
