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

= 222,000 yen

222,000 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 222,000 yen / m².

京都府京都市右京区東山区大仏馬町伏見街道東入５丁目常盤町４６５番７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大仏馬町伏見街道東入５丁目常盤町４６５番７
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	222,000yen/㎡
Access	Nana Jou , 1 , 100 M
Acreage	55㎡
Aspect ratio	(1.0:3.0)
Structure	建物などの敷地、S(鉄骨造)3F
Present	store, residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	小規模の小売店舗等が建ち並ぶ近隣商業地域
Main road	south 11.0m prefectural road
The other roads
Allocation of use zoning	neighborhood commercial districts
Building‐to‐land ratio, Floor area ratio	80(%),200(%)
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	221,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	東山武田病院跡地に世界的なブランド力を有するフォーシーズンズホテル京都が開業し、近隣の商業地への波及効果が期待されている。
地域要因の将来予測	旧来型の商店街を形成する近隣商業地域内に存する。観光客増による既存商店の活性化の期待を背景に、これら観光客をターゲットとした個人事業主等の需要増が期待できる地域性を有している。
市場の特性	同一需給圏は東山区のほか隣接区の一部も含む近隣商業地域乃至は商住混在地域である。従来は飲食店等の出店を考える個人事業主が主たる需要者であったが、近時では海外を含む観光客増の背景も相まって、既存の営業手法に捉われないベンチャー企業やゲストハウス経営者等の需要が顕著に見られ、地価は上昇傾向を示している。このように画地条件等の差異や買手の業態等で取引価格帯にもバラつきが見られ、需要の中心価格帯の判別は困難な景況下にある。
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市内中心部の商業地の需要は強含み傾向が見られる。

Survey report by Men Koshi Hiroshi (Written in Japanese)

不動産鑑定士	綿越浩
価格	222,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	観光需要が見込みづらい近隣商業地域だが、周辺商業地の繁華性上昇等により需要はやや回復傾向。
地域要因の将来予測	近隣商業地域として熟成しており、今後とも同様の環境を維持するものと予測する。近隣に大型ホテルが開業したためその影響が注目される。
市場の特性	同一需給圏は概ね東山区及び隣接区内の近隣商業地域である。需要者は店舗経営を主たる目的とする小規模事業者であるが、画地規模によっては収益目的の不動産業者や個人投資家も想定される。観光客の回遊は認められず繁華性は乏しいが、総額的な値頃感から一定の需要は認められる。取引件数が少なく、画地規模や利用形態により取引される価格帯もまちまちであるため、中心となる価格帯は見いだせない状況である。
一般的要因	東山区の人口は減少傾向、高齢化率は府平均を大きく上回る。新築住宅着工戸数は低水準だが、観光需要の影響等から取引件数は増加傾向にある。

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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