212,000 yen
As the result of the real estate appraisal carried out on Jan 01, 2017, the land value for real estate of Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan was determined for 212,000 yen / m².
Researched at | 01 Jan, 2017 |
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Lot number(Chiban) | 広島県広島市佐伯区南区宇品御幸1丁目229番55 |
Address | 宇品御幸1−15−9 Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan |
Price | 212,000yen/㎡ |
Access | Hiroshima , 3 , 600 M |
Acreage | 304㎡ |
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 | 中規模一般住宅、アパート等が混在する住宅地域 |
Main road | east 5.3m city road |
The other roads | |
Allocation of use zoning | category 1 residential districts, quasi-fire prevention districts |
Building‐to‐land ratio, Floor area ratio | 60(%),200(%) |
Development area | urbanization area |
Natural environment |
不動産鑑定士 | 田力 |
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価格 | 212,000円/㎡ |
個別的要因 | 個別的要因に変動はない。 |
地域要因 | 利便性に優れる住宅地域であり、建替え等により、街並みは緩やかに更新されている。 |
地域要因の将来予測 | 地域の中心的な商業施設の背後に存し、居住環境・利便性とも良好な中低層住宅地域として、概ね現状のまま推移するものと予測する。堅調な需要を背景に、地価は引き続き上昇基調を維持するものと予測する。 |
市場の特性 | 同一需給圏は、宇品地区を中心とする南区の南東平坦部の幹線背後の住宅地域が圏域となる。需要者は、地縁性のある一次取得者が中心であるが、圏域外よりの転入も含まれる。広島都市圏にあって、商業施設等が多く利便性の良好な宇品地区は住宅需要が堅調で、取引は活発化している。中心となる価格帯は規模によるが、土地で3∼5000万円程度、戸建で4∼6000万円程度と把握される。 |
一般的要因 | 広島市南区は人口増加傾向で推移している。土地取引件数は微増、新設住宅着工戸数は、平年並みである。 |
不動産鑑定士 | 高野普吉 |
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価格 | 211,000円/㎡ |
個別的要因 | 個別的要因に変動はない。 |
地域要因 | 利便性に優る住宅地域のため、単発的な建替え等により街並みの更新が続いている。 |
地域要因の将来予測 | 旧市内の熟成した既成住宅市街地であり、商業施設等への利便性も比較的高く住環境も良いことから、局地的な建替え等を伴いながら、概ね現状維持的に熟成していくものと予測される。 |
市場の特性 | 対象標準地と代替関係にある他の不動産の存する同一需給圏の範囲は、宇品地区を中心として南区の中央部から南西部へかけての平坦部一帯に住宅地域が展開するエリアであると認められる。需要者層の中心は、比較的高い地価水準のため、資金力のある中高年層を中心とした個人で地縁性も認められる。取引の中心となる価格帯は、公示地程度の規模では土地のみで6千万円前後、新築建物価格込みで8千万円程度であるが、総額抑制圧力から土地の小口化がみられる。 |
一般的要因 | 金融緩和による不動産投資や住宅ローンの旺盛化、インバウンド効果、再開発事業の進捗等の影響から広島都市圏の不動産需要は堅調に推移している。 |
地形・地質 | 人工地形埋立地のように人工的に造成された土地。地震に対する地盤の強度は十分ではなく、地震の際には液状化などのリスクが非常に高い。 海運・倉庫等、用途が明確で用地取得時のメリットと災害時のリスクを差し引きして価値を見出せるビジネス以外で用いるべきではない。 「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) 三角州性低地河川の土砂が河口付近に堆積して形成された平野部分であり、長期スパンで見れば洪水の被害に合うリスクの高い地域である。 また、地震に対する地盤の強度も十分ではない。 農業用地として優れているが居住には耐えない。 このような土地を開発してリスクを十分に説明せずに居住用に販売する会社が存在することは嘆かわしいことである。 「国土交通省 地震に対する地盤の安全性 地形分類の評点」:2点(5点満点中) |
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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 34度3644457 北緯 132度3608398 |
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国土交通省鑑定評価書
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