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Real estate appraisal report of Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan

= 37,500 yen

37,500 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 37,500 yen / m².

広島県広島市佐伯区西区己斐上５丁目９４９番８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)	広島県広島市佐伯区西区己斐上５丁目９４９番８
Address	Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan
Price	37,500yen/㎡
Access	Nishihiroshima , 3 , 300 M
Acreage	346㎡
Aspect ratio	台形(1.0:1.0)
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	中規模一般住宅が散在する傾斜地の住宅地域
Main road	north east 10.0m林道
The other roads
Allocation of use zoning
Building‐to‐land ratio, Floor area ratio	50(%),100(%)
Development area	controlled urbanization area
Natural environment

Survey report by Kawai Takeshi (Written in Japanese)

不動産鑑定士	河井猛
価格	37,500円/㎡
個別的要因	個別的要因に変動はない。
地域要因	特段の地域要因の変動はないが、市街化調整区域の集落地域であり、現状を基調に静態的に推移するものと予測する。
地域要因の将来予測	中規模一般住宅が散在する傾斜地の住宅地域であり、地勢面や各種利便性が劣ることから、静態的に推移するものと思料される。不動産取引も停滞しており、地価水準は引き続き下落傾向にて推移していくものと予測する。
市場の特性	同一需給圏は広島都市圏西部の市街地外縁部に形成された集落地域一円等で構成されているものと把握される。需要者の中心は当該地域に地縁的繋がりを有する個人などであり、圏域外からの転入者は殆ど見当たらない。公法上の規制や山際に位置する地勢面などの価格形成要因を反映し、不動産取引は極めて少なく、需給動向は総じて低調に推移している。また、既述の要因などから需要の中心となる価格帯は把握し難いものと思料される。
一般的要因	都心回帰傾向が看取され、人口は増加傾向にて推移している。取引件数は若干減少傾向にあるが、取引価格は平坦部を中心に上昇傾向を示している。

Survey report by  Tachikara (Written in Japanese)

不動産鑑定士	田力
価格	37,800円/㎡
個別的要因	個別的要因に変動はない。
地域要因	谷間の農家集落的な色彩を残す住宅地域として特段の変化なく推移している。
地域要因の将来予測	広島市中心市街地からほど近い郊外エリアであるが、市街化調整区域に指定され需要は限定的であり、地価は引き続き下落で推移すると予測する。
市場の特性	同一需給圏は広島市西部郊外の農家集落的な色合いを残す田園地帯に点在する住宅地域を含む圏域である。需要者は、地縁性の強い圏域内居住者にほぼ限定される。市街化区域に隣接する谷間に存し、周辺の市街化区域内の宅地地域と利便性等において劣後する点は少ないが、流動性に劣り取引はほとんどない。土地と中古建物との一体的取引で個別性が強く、市場における中心価格帯は見出せない。
一般的要因	広島市西区は人口増加、土地取引は前年割れ・住宅着工戸数は概ね平年並みで推移している。土地需要は平地志向が強く高台との二極化傾向が続く。

Environment (Written in Japanese)

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)
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

Map

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Original data

国土交通省鑑定評価書
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