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Real estate appraisal report of Ukyo Ward, Kyoto, Kyoto Prefecture, Japan

= 891,000 yen

891,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2017, the land value for real estate of Ukyo Ward, Kyoto, Kyoto Prefecture, Japan was determined for 891,000 yen / m².

京都府京都市右京区東山区新橋通大和大路東入２丁目清本町３５７番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)	京都府京都市右京区東山区新橋通大和大路東入２丁目清本町３５７番
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	891,000yen/㎡
Access	Gionshijou , 400 M
Acreage	241㎡
Aspect ratio	(1.0:1.5)
Structure	建物などの敷地、RC(鉄筋コンクリート造)7FB1
Present	store, residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	料理、飲食関係店舗、ビルが並ぶ商業地域
Main road	west 11.3m 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 Morioka Takashi (Written in Japanese)

不動産鑑定士	森岡高司
価格	891,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	歓楽街としての知名度もあり、飲食店等を始めとする店舗出店の立地適格性も高いことから需給動向は堅調である。
地域要因の将来予測	飲食店等が建ち並ぶ京都市内有数の歓楽街としての知名度が高い商業地域である。地域要因に特段の変動もないことから、今後も現状の商環境を維持していくものと予測される。
市場の特性	同一需給圏は京都市内中心部の繁華性の高い商業地域で、特に観光・レジャー産業を中心とする地域である。需要者は収益物件の保有を目的とする事業会社、店舗運営を行う事業者が中心であるが、供給数が圧倒的に少なく、その希少性から不動産が市場に公開された場合の引き合いはかなり強い。既述のように取引自体が少ないことや画地規模、取引目的等により取引価格にもバラつきが見られることから、需要の中心となる価格帯（総額）は判然としない。
一般的要因	国内経済の若干の足踏み感も見られるが、好調な観光需要を背景に観光商業地ではこれらを打ち消す賑わいが見られ、地価は上昇傾向にある。

Survey report by Yamadamasahiro (Written in Japanese)

不動産鑑定士	山田昌弘
価格	891,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	従来の歓楽街としての特性に加え、観光客数の流入増も相まって、当該地域の商業地需要は堅調で、地価は上昇傾向が継続している。
地域要因の将来予測	飲食店舗等が建ち並ぶ歓楽街で、地域要因に格別の変動もなく、今後も現状のまま推移すると予測する。京都を代表する歓楽街として観光客数の増加等を受け、商業地需要は堅調で地価は上昇傾向が継続すると予測する。
市場の特性	同一需給圏は、東山区及び隣接区を含む市内中心部に繁華性の高い商業地域が存する圏域。需要者の中心は、収益目的の投資家や店舗ビル経営を行う不動産業者等である。京都の代表的な歓楽街としての希少性が高く、需要に比して供給は限定的で、地価上昇傾向が顕著である。取引が乏しく顕在化することも少ないうえに個別的な事情が介在することも多く、取引される価格帯にばらつきが大きいため、需要の中心となる価格帯の把握は困難である。
一般的要因	個人消費は弱含み、インバウンド消費に陰りも見えるが、ホテル客室稼働率、宿泊客数は高水準を維持する等、観光業が京都経済を下支えしている。

Environment (Written in Japanese)

地形・地質	扇状地性低地谷の出口など、河川流域の扇状の平地のことである。土地開発は非常に容易であり、造成地の地盤は一般的利用に耐えるものである。地形性質上洪水や土石流の危険がある地域であり、上流のダム決壊や歴史的豪雨等、数十年から数百年に一度レベルの災害が発生した際には被害地域となる恐れがある。「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及びPM2.5の飛散それぞれ認められるため、対応が必要。
緯度・軽度	東経 35度0101327 北緯 135度7160784

Map

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国土交通省鑑定評価書
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