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

= 154,000 yen

154,000 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 154,000 yen / m².

京都府京都市右京区山科区大宅沢町１７２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山科区大宅沢町１７２番
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	154,000yen/㎡
Access	Nagitsuji , 590 M
Acreage	202㎡
Aspect ratio	(1.0:2.5)
Structure	建物などの敷地、W(木造)2F
Present	residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	一般住宅の中に事業所、空地も見られる住宅地域
Main road	east 6.0m city road
The other roads
Allocation of use zoning	category 2 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 Yuriguchi Kenji (Written in Japanese)

不動産鑑定士	百合口賢次
価格	154,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	景気の回復等により地価は横這いが継続。街区の整然とした地域で、総額的に割高感のある一定規模以上の画地に対する需要も回復傾向がうかがえる。
地域要因の将来予測	一般住宅が多い街区の整然とした住宅地域で、地域要因に特別な変化はないが、残存する未利用地等については徐々に宅地化が進むものと予測。需要は回復傾向にあり、地価は当面横這い傾向で推移するものと予測される。
市場の特性	同一需給圏は山科区南部で、地下鉄東西線沿線を中心に広がる中小規模住宅地域。需要者の中心は同一圏域内の居住者で、規模の大きな画地であれば宅地開発を前提として開発業者等の参入も考えられる。区画整理された地域で、一定規模の画地も市場に流通するが、最近ではこれら総額の嵩む土地に対しても安定した引合いが見られる。規模により価格帯が異なるが土地200㎡程度であれば3，000∼3，500万円程度の物件が取引の中心となる。
一般的要因	人口は微減、高齢化も進行しつつある。新築分譲等供給は多いが、景気の回復等により需要も回復、小規模宅地を中心に地価も安定的に推移。

Survey report by Tanaka Atsuo (Written in Japanese)

不動産鑑定士	田中厚生
価格	154,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	街路が整然として、各画地の規模も比較的大きく、交通利便性も良いが、専用住宅地として購入するには総額の大きさが障害となっている。
地域要因の将来予測	駅から徒歩圏内の一般住宅ほかアパート、事業所も見られる住宅地域で、地域要因に格別の変動はないため現状維持が続くと予測する。地価水準は、しばらくは横這いで推移すると見られる。
市場の特性	同一需給圏は概ね山科区南部、伏見区東部の地下鉄東西線沿線の住宅地域である。需要者は同圏域の居住者が中心だが、画地規模が比較的大きく総額が嵩むため買い替え層が主となる。農地など大規模地については開発業者などの引き合いもあるが、出回る物件は多くない。既成画地を分割した建売り販売も見られる。土地100㎡で1，500万円程度、古家付きで2，000万円程度が取引の中心となっている。
一般的要因	景気回復がようやく浸透し、雇用の改善も見られるが、総額の嵩む中規模地では引き合いは多くない。地価も横這いが続いている。

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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