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

= 255,000 yen

255,000 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 255,000 yen / m².

京都府京都市右京区東山区本町通五条下る本町新６丁目２０９番１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本町通五条下る本町新６丁目２０９番１
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	255,000yen/㎡
Access	Nana Jou , 180 M
Acreage	152㎡
Aspect ratio	(1.0:2.5)
Structure	建物などの敷地、S(鉄骨造)3F
Present	store, 作業場
Water, sewer and gas services	Water, sewer and gas
The vicinity	小規模店舗と一般住宅等が混在する商業地域
Main road	west 5.7m city road
The other roads
Allocation of use zoning	neighborhood commercial districts, quasi-fire prevention districts
Building‐to‐land ratio, Floor area ratio	80(%),300(%)
Development area	urbanization area
Natural environment

Survey report by Iwamoto Hajime (Written in Japanese)

不動産鑑定士	岩本一
価格	255,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	観光客数は増加し、関連業種は収益の増加を得ているが、当該地域は店舗が連たんしていない為、地価を急激に押し上げる要因となっていない。
地域要因の将来予測	一般住宅や事務所店舗等が混在する商業地域である。店舗等の連たん性も薄れ、住宅地域に移行しつつあるものと思われるが、急激に変化する地域ではなく、現在の状態を維持しながら徐々に移行していくと思われる。
市場の特性	同一需給圏は東山区内の普通及び近隣商業地域である。需要者の中心は、主として京都市内の事業者であり、地縁的選好性が強い事業者であると思われる。全国展開する事業者の進出は期待できない地域である。店舗の出店需要も弱く住宅地へと移行しつつある。当該地域では画地規模が大小様々であり、またその規模によって価格の違いが出ている。あるいは、利用方法によっても価格の違いがあるため、需要の中心となる価格水準は把握できない。
一般的要因	円安等景気上向き要因もあるが、米国や中国経済の不透明感という不安要因もあるため、今後景気がどちらに振れるかは予断を許さない状況である。

Survey report by Yamadamasahiro (Written in Japanese)

不動産鑑定士	山田昌弘
価格	253,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	地域内の商業性は衰退傾向にあるが、交通利便性等が良好な立地特性から住宅地需要が下支えとなっており、地価はやや上昇傾向で推移している。
地域要因の将来予測	店舗と住宅が混在する商業地域であるが、大型店への顧客流出等により商業色は徐々に薄れ、住宅地域的性格が強まっていくものと予測する。当該住宅地需要が下支えとなり、地価は若干の上昇傾向で推移すると予測する。
市場の特性	同一需給圏は、東山区及び隣接区内に近隣商業地域等が存する圏域である。需要者の中心は、当該地域に地縁性を有する個人事業主や地元企業等である。繁華性の低下等から商業地としての需要は減少傾向にあるが、駅接近性等の利便性が良好であることから、比較的安定した住宅地需要が潜在的に認められる。取引が乏し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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