247,000 yen
As the result of the real estate appraisal carried out on Jan 01, 2017, the land value for real estate of Higashiosaka, Osaka Prefecture, Japan was determined for 247,000 yen / m².
Researched at | 01 Jan, 2017 |
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Lot number(Chiban) | 大阪府大阪市此花区四貫島2丁目6番1外 |
Address | 四貫島2−9−17 Higashiosaka, Osaka Prefecture, Japan |
Price | 247,000yen/㎡ |
Access | Chidoribashi , 250 M |
Acreage | 101㎡ |
Aspect ratio | (1.0:2.0) |
Structure | 建物などの敷地、W(木造)2F |
Present | store, residence |
Water, sewer and gas services | Water, sewer and gas |
The vicinity | 中小規模の小売店舗が建ち並ぶ近隣商業地域 |
Main road | north east 7.2m city 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 |
不動産鑑定士 | 豊田健治 |
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価格 | 247,000円/㎡ |
個別的要因 | 個別的要因に変動はない。 |
地域要因 | 千鳥橋駅前のマックスバリュー等スーパーの増加により競合する小売り店は厳しい状況にある。 |
地域要因の将来予測 | アーケード商店街は全般的に衰退傾向にあり、四貫島商店街も例外ではない。しかし、駅に近いので、1階が店舗、2階以上が共同住宅という賃貸マンションが増加しており、この傾向は今後も続くものと予測される。 |
市場の特性 | 主たる同一需給圏は此花区を中心に湾岸部及び周辺区の商業地域。スーパーの相次ぐ出店によりアーケード商店街は全般的に衰退傾向にある。平成25年に千鳥橋駅至近にマックスバリューが出店し、当商店街の商環境は厳しさを増している。店舗としての需要者は地縁関係のある個人事業主が中心だが、賃貸マンションを所有・経営しようという需要者(投資家)は関西に限らず広域的に存在する。中心となる価格帯(総額)は画地規模が多様なため見い出しがたい。 |
一般的要因 | 金融緩和とインバウンド効果により大阪中心部の地価は上昇傾向が続いているが、当商店街への影響は見受けられない。 |
不動産鑑定士 | 竹内由香 |
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価格 | 246,000円/㎡ |
個別的要因 | 個別的要因に変動はない。今後、収益用の賃貸共同住宅用地に転換可能な画地条件か否かが、需要や価格水準に更に大きく影響していくと推察される。 |
地域要因 | 商店街の顧客流出傾向が進み、需要は依然として弱含みである。店舗経営者の高齢化が今後更に影響を与えるものと推察される。 |
地域要因の将来予測 | アーケード商店街として熟成しているが、近くに開業したスーパーに顧客が流出傾向にあり、店舗経営者の高齢化も加わり、厳しい環境が続くと予測する。今後、画地規模によって共同住宅への転換も見られると予測する。 |
市場の特性 | 同一需給圏は此花区及び周辺の大阪市西部の近隣型商業地域の圏域。アーケード商店街であるため需要者は地縁を有する個人事業者が中心であるが、数年前に最寄駅近接に大手資本のスーパーが開業してから顧客流出傾向が強まり、店舗用地としての需要は非常に弱い。収益物件への投資目的の個人、法人等による賃貸共同住宅用地としての需要も考えられるが、需要の中心的な画地規模より対象標準地は小さめである。取引は少なく、中心となる価格帯は見出しにくい。 |
一般的要因 | 景気は一部に改善の遅れもみられるが、緩やかな回復基調が続いている。個人消費は持ち直しの動きがみられるが、当区商店街需要には及んでいない。 |
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。 |
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緯度・軽度 | 東経 34度6793301 北緯 135度6010123 |
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