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Real estate appraisal report of Ukyo Ward, Kyoto, Kyoto Prefecture, Japan

= 2,600,000 yen

2,600,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2016, the land value for real estate of Ukyo Ward, Kyoto, Kyoto Prefecture, Japan was determined for 2,600,000 yen / m².

京都府京都市右京区下京区烏丸通七条下る東塩小路町７３４番外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)	京都府京都市右京区下京区烏丸通七条下る東塩小路町７３４番外
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	2,600,000yen/㎡
Access	Kyouto , 250 M
Acreage	486㎡
Aspect ratio	(1.0:1.0)
Structure	建物などの敷地、RC(鉄筋コンクリート造)8FB1
Present	bank, office
Water, sewer and gas services	Water, sewer and gas
The vicinity	中高層の店舗ビル等が建ち並ぶ駅前の商業地域
Main road	west 28.0m prefectural 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

Survey report by Iwamoto Hajime (Written in Japanese)

不動産鑑定士	岩本一
価格	2,600,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	京都駅地区の観光客数の増加の影響を受け、需要は拡大し、地価は一段の上昇傾向となっている。
地域要因の将来予測	京都駅正面に位置し、大型量販店やホテル、金融機関等が建ち並ぶ繁華性の高い商業地域である。地域要因に特段の変化はなく、今後も現在の状態を維持しながらより高度化された地域へと熟成発展していくと思われる。
市場の特性	同一需給圏は京都市内の幹線道路沿いの商業地域である。需要者の中心は、全国展開する事業者やホテル、金融機関等である。近年観光客の増加により、需要は拡大し、地価も大きく上昇している。当該地域では画地規模が大小様々であり、またその規模によって価格の違いが出ている。あるいは、利用方法によっても価格の違いがあるため、需要の中心となる価格水準は把握できない。
一般的要因	円安、観光客の増加により、景況感は上向きになっている。ただ地域業種等の格差が拡大し、また海外経済の不透明感が増している不安要因もある。

Survey report by Fukuhara Keita (Written in Japanese)

不動産鑑定士	福原啓太
価格	2,580,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	高度利用地区の指定により割増後容積率700％の利用が可能になった。駅前の繁華性は向上している。
地域要因の将来予測	京都駅周辺の開発にともない京都駅周辺エリアが面的に拡大しており、駅前を中心に商業集積は進んでいき、さらに活況を呈していくものと予測する。当該要因から地価は上昇していくものと予測する。
市場の特性	同一需給圏の範囲は、京都駅周辺、四条通を中心とする高度商業地域である。需要者は京都駅周辺に自己の事業用ビルを目的とする金融機関、事業法人等で、これらの企業や飲食店舗テナントへの賃貸を企図する不動産会社等が中心となる。京都駅前の土地需要は、商業用途やホテル用途で旺盛である。取引の中心となる価格帯は規模により幅があるが、500程度の更地で13億円程度で、建物を含めると30億円前後になる。
一般的要因	景気の回復が中心商業地の地価の上昇に影響を及ぼしているが、利便性が劣る住宅地の需要は弱含みに移行しつつある。

Environment (Written in Japanese)

地形・地質	扇状地性低地谷の出口など、河川流域の扇状の平地のことである。土地開発は非常に容易であり、造成地の地盤は一般的利用に耐えるものである。地形性質上洪水や土石流の危険がある地域であり、上流のダム決壊や歴史的豪雨等、数十年から数百年に一度レベルの災害が発生した際には被害地域となる恐れがある。「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 35度0101327 北緯 135度7160784

Map

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国土交通省鑑定評価書
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