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

= 140,000 yen

140,000 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 140,000 yen / m².

京都府京都市右京区山科区御陵封ジ山町２番６５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御陵封ジ山町２番６５
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	140,000yen/㎡
Access	Goryou , 500 M
Acreage	215㎡
Aspect ratio	(1.0:1.5)
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	中規模住宅が多い区画整然とした閑静な住宅地域
Main road	south 7.0m city road
The other roads
Allocation of use zoning	category 1 low rise-rise exclusive residential districts
Building‐to‐land ratio, Floor area ratio	50(%),80(%)
Development area	urbanization area
Natural environment

Survey report by Miyata Shingo (Written in Japanese)

不動産鑑定士	宮田真悟
価格	140,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	坂のある高台住宅地域の選好性は低くなる傾向がある。近隣地域も当該要因から地価はやや下落している。
地域要因の将来予測	第1種低層住居専用地域で風致規制もあることから、今後標準的使用が大きく変化する可能性は少ない。従って現状維持での推移が続くものと予測する。
市場の特性	同一需給圏は概ね京都市中東部域の住宅地域で需要者は自用目的の個人が中心である。高台にある定住型の住宅地域で、閑静な居住環境を有し、従前山科区においては品等の高い住宅地域と位置付けられてきた。一方近年は坂を有する高台の住宅地域は敬遠される傾向があり、近隣地域も同様で選好性にやや劣る状況にある。高額の取引も見られるが、傾向として地価はやや下落傾向にある。中心となる価格帯は標準地規模の土地で30百万円前後である。
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。

Survey report by Yuriguchi Kenji (Written in Japanese)

不動産鑑定士	百合口賢次
価格	140,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	居住環境は良好であるが、高齢化が進み潜在的な供給は増加傾向。総額的に割高で需要層が限定される傾向があり引き合いは弱く、地価の下落は継続。
地域要因の将来予測	中規模一般住宅が建ち並ぶ熟成した住宅地域で、地域要因に特別な変化はなく当分は現状どおりに推移。高齢化等により供給は増加傾向にあるが総額が嵩み需要は減少傾向、地価は当面下落傾向が継続すると予測される。
市場の特性	同一需給圏は山科区北部、地下鉄東西線を中心に広がる住宅地域で、特に中規模住宅地域が中心となる。需要者の中心は同一圏域内の居住者である。市場では中古物件の流通が多い。熟成した居住環境の良好な地域であるが、高齢化等により潜在的なものも含めて供給増加が認められる。反面、総額的に割高であるため引合いは弱く需要は少ない。土地は200㎡程度で3，000万円程度、中古物件で3，500∼4，000万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。

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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