689,000 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 689,000 yen / m².
Researched at | 01 Jan, 2017 |
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Lot number(Chiban) | 広島県広島市佐伯区中区上幟町7番8 |
Address | 上幟町7−12 Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan |
Price | 689,000yen/㎡ |
Access | Hiroshima , 700 M |
Acreage | 653㎡ |
Aspect ratio | (1.0:1.5) |
Structure | 建物などの敷地、SRC(鉄骨鉄筋コンクリート造)15F |
Present | apartment-house |
Water, sewer and gas services | Water, sewer and gas |
The vicinity | 高層マンションが建ち並ぶ川沿いの住宅地域 |
Main road | west 10.0m city road |
The other roads | |
Allocation of use zoning | commercial districts, fire prevention districts |
Building‐to‐land ratio, Floor area ratio | 80(%),600(%) |
Development area | urbanization area |
Natural environment |
不動産鑑定士 | 上河内正和 |
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価格 | 689,000円/㎡ |
個別的要因 | 個別的要因に変動はない。 |
地域要因 | ブランド力のある住宅地域であり、都心回帰の傾向を反映して、若年層や郊外の富裕層を中心にマンション需要は堅調である。 |
地域要因の将来予測 | 広島都心周辺部のリバーサイドにマンション等の建ち並ぶ地域で、急激な地価上昇に対する警戒感や分譲マンションの供給過剰感が看取されるものの、開発適地は供給が限定的で、地価は上昇基調にあるものと予測される。 |
市場の特性 | 同一需給圏は、広島市都心部周辺のマンション開発適地の存する圏域。需要者は、全国規模の大手マンション開発業者や地元マンション開発業者等が中心となる。マンション素地の価格形成は、開発業者のブランド力、分譲マンションの企画、資材価格や金融機関の融資姿勢など複合的な要因が影響するため、取引価格にもばらつきが見られ、中心となる価格帯は見出し難い。 |
一般的要因 | 都心部周辺においては、利便性を重視する需要者の旺盛な住宅地需要を背景に地価は上昇基調にある。 |
不動産鑑定士 | 田力 |
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価格 | 684,000円/㎡ |
個別的要因 | 個別的要因に変動はない。 |
地域要因 | 駅至近で景勝地に近いリバーサイドの高品等分譲マンションエリアで、素地需要は依然として底堅い。 |
地域要因の将来予測 | 広島駅に近く居住環境に恵まれたリバーサイドの高層共同住宅地域として、今後も現況を基調に推移すると予測する。中心部の高品等マンションの市場は活況が続いており、地価は当面上昇を維持すると予測する。 |
市場の特性 | 同一需給圏は、広島市の都心を含む中心市街地一円となる。典型的な需要者として、大手・地場のマンションデベロッパーが想定される。近年、広島市中心部で分譲マンション開発が続き開発適地の供給は極めて限定されており、好立地の物件には需要の競合が続いている。また、販売戸の需要は堅調であるものの、建築費の高止まりやストック増加等の事業リスクも懸念される状況にある。物件の個別性の影響が強く、中心価格帯は見出せない。 |
一般的要因 | 素地供給が限定されるなか、根強い需要を背景に広島市都心部における分譲マンションの開発が途切れず続いている。 |
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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