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

= 58,900 yen

58,900 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 58,900 yen / m².

京都府京都市右京区山科区四ノ宮小金塚８番４０３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山科区四ノ宮小金塚８番４０３
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	58,900yen/㎡
Access	Shinomiya , 1 , 300 M
Acreage	112㎡
Aspect ratio	(1.0:2.0)
Structure	建物などの敷地、W(木造)3FB1
Present	residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	一般住宅等が建ち並ぶ傾斜地の住宅地域
Main road	south 5.0m私道
The other roads
Allocation of use zoning	category 1 medium-to-high-rise exclusive residential districts
Building‐to‐land ratio, Floor area ratio	60(%),200(%)
Development area	urbanization area
Natural environment

Survey report by Shimazaki Atsushi (Written in Japanese)

不動産鑑定士	嶋嵜敦
価格	59,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	生活利便性が劣り、傾斜地に位置することから需要者の選好性が低く、地価は依然弱含みである。
地域要因の将来予測	近隣地域は、山科区の北東端、滋賀県との行政界の傾斜地に位置する既存住宅地域である。交通接近条件や地勢が劣ることから選好性は低い。格別の変動要因はないので、当面は現状で推移していくものと予測する。
市場の特性	同一需給圏は、JR東海道本線・京阪京津線沿線の山科区東部の郊外及び周辺区の住宅地域一円である。需要者は一次取得者である個人が中心である。当地域は、交通接近や生活利便性が劣る傾斜地の住宅地域に位置することから、需要は弱い。需要の中心となる価格帯は、土地で500万円程度、中古戸建住宅で600∼1，000万円程度であるが、取引価格にばらつきが見られる。
一般的要因	商業地は山科駅周辺の需要はあるが、他は住宅地とともに概ね横這い。人口が減少傾向。着工件数・取引件数等は横這い。

Survey report by Miyata Shingo (Written in Japanese)

不動産鑑定士	宮田真悟
価格	58,800円/㎡
個別的要因	個別的要因に変動はない。
地域要因	地理的及び地勢的状況から需要者の選好性は従来低い。従って地価は下落傾向が続いている。
地域要因の将来予測	山科区の北東端、滋賀県との行政境に位置する既存住宅地域。都心部へのアクセスに劣ることや傾斜地の住宅地域という状況から選好性は低い。標準的使用等、今後も変化はなく現状維持で推移すると予測する。
市場の特性	同一需給圏は概ね山科区及び伏見区東部の住宅地域で需要者は自用目的の個人が中心である。四ノ宮地区は東側を西大津バイパス、南側を新幹線軌道が通り、北及び西は山林であることから市街地からやや隔絶された感がある。又長い坂道となっており駅への徒歩での行き来の点も合わせて選好性に大きく劣り地価は下落している。ただ取引は比較的行われており、近隣地域及び周辺地区において取引される価格帯は土地で5∼6百万円が中心。但しバラツキも見られる。
一般的要因	人口は微減。山科駅及び東野駅周辺の選好性が高い。利便性や地勢の劣る一部地域を除いて不動産市況は概ね安定的に推移している。

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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