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

= 552,000 yen

552,000 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 552,000 yen / m².

京都府京都市右京区東山区三条通大橋東入三町目３５番７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)	京都府京都市右京区東山区三条通大橋東入三町目３５番７外
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	552,000yen/㎡
Access	Sanjoukeihan , 120 M
Acreage	229㎡
Aspect ratio	(1.0:1.5)
Structure	建物などの敷地、S(鉄骨造)6FB1
Present	store, office
Water, sewer and gas services	Water, sewer and gas
The vicinity	中層の商業ビル、共同住宅等が建ち並ぶ商業地域
Main road	south 18.5m 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 Nakajima Naoki (Written in Japanese)

不動産鑑定士	中島直紀
価格	547,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	商業地域として熟成しているが、観光客増加等の影響により、商業性が高まり、ホテル需要も増加している。地価水準は、上昇傾向で推移している。
地域要因の将来予測	中層の店舗、共同住宅等が建ち並ぶ商業地域であるが、最寄り駅、中心市街地への接近性に優れることから、ホテルや共同住宅の混在度合いが高まるものと予測する。地価水準は、上昇傾向で推移するものと予測する。
市場の特性	同一需給圏は、京都市中央部を中心とする幹線道路沿い等の商業地域（中心高度商業地域を除く）と判定した。需要者は、自用の店舗、事務所等を需要する法人、収益物件を需要する不動産会社や法人、投資家等と、マンション開発業者等が考えられる。観光客増加に伴い、駅や観光施設の周辺等、顧客通行量が多い地域では、路面階店舗の安定した需要が継続している。市場での中心価格帯は、標準的画地の規模で土地100百万円台前半となっている。
一般的要因	雇用、所得環境の改善が続く中で、景気の緩やかな回復基調が続いているが、海外経済の不確実性や金融資本市場の変動の影響に留意する必要がある。

Survey report by Kida Youji (Written in Japanese)

不動産鑑定士	木田洋二
価格	552,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	商業ビル、共同住宅等が建ち並ぶ商業地域である。駅接近性に優れ、店舗、共同住宅、ホテル等多様な用途が見込まれ、地価は上昇基調である。
地域要因の将来予測	当該地域は、中層の商業ビル、共同住宅等が建ち並ぶ商業地域であるが、駅接近性に優れており、将来的にはマンションほかホテル等への転用も見込まれる。
市場の特性	同一需給圏は、京都市内の中心部に近い商業地域である。需要者の中心は、同一需給圏内の中小法人などである。駅接近性の良い商業地域であるが、地場産業等の低迷によりテナント需要は振るわない。しかし比較的高容積率で高度利用が可能であり事務所ビルのほかマンション、ホテル等の需要が見込めることから需要は旺盛である。画地規模により総額にばらつきはあるが、土地は1億円程度の物件が需要の中心である。
一般的要因	個人消費はやや力強さを欠くが、雇用者所得は改善傾向で、住宅投資は持ち直している。観光産業は引き続き好調で、ホテル需要はひっ迫している。

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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