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Real estate appraisal report of Iwatsuki Ward, Saitama, Saitama Prefecture, Japan

= 515,000 yen

515,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2016, the land value for real estate of Iwatsuki Ward, Saitama, Saitama Prefecture, Japan was determined for 515,000 yen / m².

埼玉県さいたま市岩槻区浦和区高砂３丁目２８番１の地価推移のグラフ

Real estate appraisal report (partly written in Japanese)

Researched at	01 Jan, 2016
Lot number(Chiban)	埼玉県さいたま市岩槻区浦和区高砂３丁目２８番１
Address	高砂３−１０−４ Iwatsuki Ward, Saitama, Saitama Prefecture, Japan
Price	515,000yen/㎡
Access	Urawa , 650 M
Acreage	467㎡
Aspect ratio	台形(1.0:2.0)
Structure	建物などの敷地、RC(鉄筋コンクリート造)6FB1
Present	office
Water, sewer and gas services	Water, sewer and gas
The vicinity	中層の店舗、事務所ビルが建ち並ぶ商業地域
Main road	east 13.0m 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

Survey report by Kishida Hiroshi (Written in Japanese)

不動産鑑定士	岸田博
価格	514,000円/㎡
個別的要因	代替競争関係にある不動産との市場性に特段の優位性を有する個別的要因ない。
地域要因	繁華性にやや欠けるが、都心へのアクセスが比較的良好な商業地域である。地価水準は背後の住宅市場の影響度が強く当面上昇傾向が継続する。
地域要因の将来予測	県庁に近い店舗、事務所ビルが建ち並ぶ商業地域であるが、浦和駅周辺の県庁通り沿いに比較すると繁華性は低い。浦和駅周辺の集客施設向上の影響も加わり、地価は引き続き上昇を継続するものと予測する。
市場の特性	同一需給圏は、JR京浜東北線沿線で概ねさいたま市の圏域に存する普通商業地域の範囲である。浦和駅利便性向上を受け、主たる需要者は地元に精通した事業者等が中心である。事務所需要は横ばい状態が継続しており、貸事務所の平均募集賃料は支払賃料ベースで2，500円／㎡∼3，000円／㎡、保証金は6∼10ヶ月が標準的で、建物及びその敷地の需要の中心は総額で3億∼5億円程度である。
一般的要因	財政再建に向けた消費増税の影響等のため、消費抑制機運の高まりが徐々に強くなり、不動産市場への参入に関しても不透明感が根強い。

Survey report by Okada Atsushi (Written in Japanese)

不動産鑑定士	岡田充司
価格	516,000円/㎡
個別的要因	標準的な形状、規模の画地であり、個別的要因に目立った変動要因は認められない。市場における競争力の程度は中位である。
地域要因	官公庁施設が近在する県庁通り南側の商業地で、地域要因は繁華性を維持しつつ特段の変動要因は認められない。地価動向は、上昇傾向が続いている。
地域要因の将来予測	県庁に近い中層の店舗、事務所ビルが建ち並ぶ商業地域を形成しており、概ね成熟した商業環境にあるが格別の変動要因は見当たらず、当面現状を維持するものと予測する。
市場の特性	同一需給圏は、さいたま市にあって、JR京浜東北線北浦和駅∼南浦和駅にかけての市街地中心部の商業地域を圏域とする。需要者は店舗・事務所、支店等の開設、拡張、移転を目的とする企業や事業者が中心である。景気の回復傾向を反映して地価動向は上昇傾向にあるものの賃料水準は概ね横這い基調にある。中心価格帯は200∼300㎡程度の規模で1億円∼1．5億円程度であるが、個別性や取引事情等に左右されがちである。
一般的要因	景気の緩やかな回復基調が続く中、金融緩和と株価上昇を背景に不動産投資意欲は活発だが地域間の温度差がみられ地価も2極化の傾向が続いている。

Environment (Written in Japanese)

地形・地質	火山灰台地火山灰土に覆われた起伏の少ない地形のことである。土地開発は容易であり、造成地の地盤は一般的利用に耐えるものである。「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の飛散は国内においては比較的少ない。PM2.5の飛散については特に少ないというわけでは無いため対策が必要。
緯度・軽度	東経 35度9498608 北緯 139度6941913

Map

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Related information

Iwatsuki Station(188,000円 / m²)Higashiiwatsuki Station(117,000円 / m²)Shichiri Station(170,000円 / m²)Toyoharu Station(165,000円 / m²)

Original data

国土交通省鑑定評価書
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