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

= 940,000 yen

940,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2017, the land value for real estate of Iwatsuki Ward, Saitama, Saitama Prefecture, Japan was determined for 940,000 yen / m².

埼玉県さいたま市岩槻区大宮区仲町２丁目４番外の地価推移のグラフ

Real estate appraisal report (partly written in Japanese)

Researched at	01 Jan, 2017
Lot number(Chiban)	埼玉県さいたま市岩槻区大宮区仲町２丁目４番外
Address	Iwatsuki Ward, Saitama, Saitama Prefecture, Japan
Price	940,000yen/㎡
Access	Oomiya , 400 M
Acreage	251㎡
Aspect ratio	(1.0:1.5)
Structure	建物などの敷地、RC(鉄筋コンクリート造)6F
Present	store, office
Water, sewer and gas services	Water, sewer and gas
The vicinity	中層事務所ビルが多く高度利用化が進む商業地域
Main road	east 14.0m city 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 Umehara Takao (Written in Japanese)

不動産鑑定士	梅原孝夫
価格	940,000円/㎡
個別的要因	移転・跡地再開発が決定した大宮区役所の向かいに位置して、繁華性向上への期待も高いが、商業地として個別的要因の変動はない。
地域要因	前面道路は都市計画道路として整備が進められており、区役所の移転・跡地再開発への期待も相俟って地価も上昇基調となった。
地域要因の将来予測	当該地域は中層事務所ビルが多く高度利用化が進む商業地域である。前面道路は現在、都市計画道路として拡幅、歩道整備が進行中で、大宮区役所の移転、跡地再開発の計画もあって、商業環境の一層の良化が期待される。
市場の特性	同一需給圏は大宮駅周辺の準高度商業地域。中心的な需要者は、転売目的の場合不動産業者、投資目的では投資法人や資金力のある個人、自己利用を目的とする場合は商業法人等である。景気回復への期待感が高まる中、旧大宮市中心部に位置する準高度商業地域の地価は上昇傾向が鮮明になった。中心的な価格帯は1㎡当たり890，000円前後とみられる。建物及びその敷地として利回りの良い3億円∼5億円程度の物件が需給の中心である。
一般的要因	デフレ脱却、景気回復の動きが確かとなり、企業の投資意欲は回復し、商業地の地価も上昇傾向が鮮明になった。

Survey report by Baba Tsutomu (Written in Japanese)

不動産鑑定士	馬場努
価格	935,000円/㎡
個別的要因	近隣地域における標準的な画地であり、個別的要因に特段の変動は認められない。
地域要因	周辺では高層建物の供給も徐々に進行しており、大宮区役所建替えに伴う公共施設再編等も具体化していることから、地価は上昇傾向で推移している。
地域要因の将来予測	中層事務所ビルが多く高度利用化が進む商業地域である。前面道路は都市計画道路としての拡幅・整備が進行中であり、大宮区役所の移転計画等も具体化していることから、今後、更に高度利用が進むものと予測される。
市場の特性	同一需給圏は大宮駅を中心とした準高度商業地域である。需要者は投資目的の個人及び法人並びに自社利用目的の法人企業並びに開発目的の不動産業者等が中心である。周辺では、「大宮駅周辺地域戦略ビジョン」をもとに大宮駅東口大門町二丁目中地区市街地再開発事業や大宮区役所建替えと公共施設の再編等の整備計画が進行している。取引の中心価格帯は土地で850千円∼950千円／㎡程度、建物及びその敷地では3∼5億円程度である。
一般的要因	良好な資金調達環境が続く中で、大宮区内の中心商業地に対する引き合いは強く、商業地の地価は全般的に上昇基調で推移している。

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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Market price in Saitamaken (Descending)

Musashiurawa Station	274,000 yen / m²
Urawa Station	272,000 yen / m²
Minamiyono Station	261,500 yen / m²
Kitaoomiya Station	260,000 yen / m²
Saitamashintoshin Station	259,000 yen / m²
Tetsudouhakubutsukan Station	258,000 yen / m²
Kitayono Station	258,000 yen / m²
Oomiya Station	257,500 yen / m²
Yonohonmachi Station	257,000 yen / m²
Kitaura Kazu Station	253,000 yen / m²

Market price in Saitamaken (Ascending)

Myougaku Station	19,900 yen / m²
Kodama Station	30,700 yen / m²
Tanshou Station	31,000 yen / m²
Toubutakezawa Station	33,100 yen / m²
Ogawa Machi Station	33,800 yen / m²
Takezawa Station	33,800 yen / m²
Nishihanyuu Station	34,400 yen / m²
Bushuuaraki Station	35,450 yen / m²
Minamihanyuu Station	36,350 yen / m²
Higashigyouda Station	36,400 yen / m²

Change of market price in Saitamaken (Descending)

Gamou Station	+16.17%
Oomiyakouen Station	+13.59%
Kagohara Station	+11.52%
Yashio Station	+8.33%
Tozukaangyou Station	+8.16%
Higashiurawa Station	+7.64%
Ooasou Station	+6.9%
Higashiiwatsuki Station	+6.85%
Yoshikawaminami Station	+6.63%
Minamiurawa Station	+6.46%

Change of market price in Saitamaken (Ascending)

Shintokorozawa Station	-17.16%
Shichiri Station	-15.84%
Higashikawaguchi Station	-14.97%
Kitakasukabe Station	-13.38%
Urawamisono Station	-13.1%
Iwatsuki Station	-12.56%
Minamikurihashi Station	-11.36%
Satte Station	-11.27%
Yagisaki Station	-10.92%
Kitaasaka Station	-10.16%

Market price in Japan (Descending)

Yuurakuchou Station	12,200,000 yen / m²
Toukyou Station	12,000,000 yen / m²
Kyoubashi Station	10,365,000 yen / m²
Nihonbashi Station	6,990,000 yen / m²
Hacchoubori Station	6,600,000 yen / m²
Sakuradamon Station	3,155,000 yen / m²
Kouji Machi Station	2,810,000 yen / m²
Hanzoumon Station	2,745,000 yen / m²
Takebashi Station	2,700,000 yen / m²
Kudanshita Station	2,700,000 yen / m²

Market price in Japan (Ascending)

Akabira Station	3,900 yen / m²
Kitayoshihara Station	6,050 yen / m²
Hagino Station	6,700 yen / m²
Shintotsukawa Station	8,050 yen / m²
Takigawa Station	8,100 yen / m²
Nakata Station	8,850 yen / m²
Mokuzou Station	8,850 yen / m²
Kawabe Station	9,300 yen / m²
Fujisaki Station	9,300 yen / m²
Motowanishi Station	10,800 yen / m²

Change of market price in Japan (Descending)

Ooizumi Station	+142.74%
Hacchoubori Station	+124.87%
Jinbou Machi Station	+118.85%
Hobara Station	+116.55%
Kawasaki Station	+91.72%
Akihabara Station	+88.46%
Kudanshita Station	+87.5%
Takashima Machi Station	+86.73%
Bakuro Machi Station	+82.88%
Shinokachimachi Station	+71.61%

Change of market price in Japan (Ascending)

Higashihonganjimae Station	-73.47%
Nagoya Station	-65.43%
西11丁目 Station	-65.01%
西15丁目 Station	-61.59%
Chiyokenchouguchi Station	-60.43%
Susuki No Station	-59.77%
Okayama Station	-57.54%
Atagobashi Station	-54.91%
西18丁目 Station	-53.33%
Kohashi Station	-52.11%

BESbswy