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Real estate appraisal report of Iwatsuki Ward, Saitama, Saitama Prefecture, Japan

= 539,000 yen

539,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2016, the land value for real estate of Iwatsuki Ward, Saitama, Saitama Prefecture, Japan was determined for 539,000 yen / m².

埼玉県さいたま市岩槻区大宮区宮町２丁目７９番７の地価推移のグラフ

Real estate appraisal report (partly written in Japanese)

Researched at	01 Jan, 2016
Lot number(Chiban)	埼玉県さいたま市岩槻区大宮区宮町２丁目７９番７
Address	Iwatsuki Ward, Saitama, Saitama Prefecture, Japan
Price	539,000yen/㎡
Access	Oomiya , 700 M
Acreage	130㎡
Aspect ratio	(1.0:1.0)
Structure	建物などの敷地、RC(鉄筋コンクリート造)6F
Present	office, residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	中層の事務所ビルが集まる商業地域
Main road	south 15.0m prefectural road
The other roads
Allocation of use zoning	commercial districts, quasi-fire prevention districts
Building‐to‐land ratio, Floor area ratio	80(%),400(%)
Development area	urbanization area
Natural environment

Survey report by Kiyooka Akira (Written in Japanese)

不動産鑑定士	清岡明
価格	537,000円/㎡
個別的要因	個別的要因に格別の変動の要因はない。
地域要因	地域要因に格別の変動の要因はない。
地域要因の将来予測	中高層の事務所ビルが集まる商業地域で、今後も現状を維持するものと予測する。
市場の特性	同一需給圏は、JR京浜東北線沿線の浦和∼大宮駅間の駅周辺の高度利用が進む普通商業地域。需要者は、自用及び投資目的の法人及び個人である。大宮駅周辺商業地域の地価は消費税の増税の影響は少ないが当該近隣地域は大宮駅周辺商業地域の外縁部にあり繁華性が劣るため上昇幅は減少。賃貸市場は、賃料は下げ止まり、賃貸ビルの空室率は改善傾向にある。需要の中心価格帯は、50∼60万円／㎡であるが、取引主体の属性、建物の状態等により異なる。
一般的要因	経済の増税後の景気の低迷は続いており、米国は12月利上げを行い、7年間続いた超金融緩和からの脱却を開始した。世界経済の先行きは不透明。

Survey report by Uesugi Tokuko (Written in Japanese)

不動産鑑定士	上杉徳子
価格	539,000円/㎡
個別的要因	近隣地域における標準的な形状、規模の画地であり、個別的要因に目立った変動要因は認められない。
地域要因	中高層ビルが建ち並ぶ大宮駅東口圏の商業地域で、地域要因に特段の変化は見られない。
地域要因の将来予測	中高層事務所ビル等が連担する県道沿いの商業地域で、商業地として熟成しており、当面は現状を維持しつつ推移するものと予測する。
市場の特性	同一需給圏は、大宮駅、さいたま新都心駅、浦和駅周辺で高度利用が進む普通商業地域。主な需要者は、県内全域を商圏とする法人事業者、機関投資家等である。大宮駅東口の普通商業地域でかつ車両通行量の多い幹線街路沿いの地域のため繁華性及び建物の連担性は比較的高く、需給動向は安定的である。但し、近隣地域周辺は、賃料低廉化、空室率上昇の影響で収益性が低下し、土地価格は30万円／㎡∼60万円／㎡程度と考えられる。
一般的要因	大宮駅周辺の標準的なAクラスビルは、期待利回り、取引利回りとも低下傾向で推移しており、商業地の価格は上昇傾向が続いている。

Environment (Written in Japanese)

地形・地質	火山灰台地火山灰土に覆われた起伏の少ない地形のことである。土地開発は容易であり、造成地の地盤は一般的利用に耐えるものである。「国土交通省地震に対する地盤の安全性地形分類の評点」：3点(5点満点中)
土地利用・植生	宅地
黄砂エアロゾル	PM10の飛散は国内においては比較的少ない。PM2.5の飛散については特に少ないというわけでは無いため対策が必要。
緯度・軽度	東経 35度9498608 北緯 139度6941913

Map

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Related information

Iwatsuki Station(188,000円 / m²)Higashiiwatsuki Station(117,000円 / m²)Shichiri Station(170,000円 / m²)Toyoharu Station(165,000円 / m²)

Original data

国土交通省鑑定評価書
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