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

= 66,000 yen

66,000 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 66,000 yen / m².

広島県広島市佐伯区佐伯区利松３丁目８６３番４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佐伯区利松３丁目８６３番４
Address	利松３−２４−１２ Saeki Ward, Hiroshima, Hiroshima Prefecture, Japan
Price	66,000yen/㎡
Access	Itsukaichi , 4 , 500 M
Acreage	232㎡
Aspect ratio	(1.0:2.0)
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、アパート等が混在する住宅地域
Main road	north east 5.0m city road
The other roads
Allocation of use zoning	category 2 medium-to-high-rise exclusive residential districts
Building‐to‐land ratio, Floor area ratio	60(%),200(%)
Development area	urbanization area
Natural environment

Survey report by Koma Matsu Yasuhiro (Written in Japanese)

不動産鑑定士	駒松康弘
価格	66,300円/㎡
個別的要因	個別的要因に変動はない。
地域要因	静態的な地域として推移してきたが、店舗等が存する1丁目地区へのアクセスは比較的良好であり、宅地開発が進む可能性は認められる。
地域要因の将来予測	佐伯区の市街地縁辺部にあって、山裾の平坦部に在来の住宅地域が形成され、小規模戸建住宅やアパート等が混在する。ミニ開発が期待される農地等も残存するが、静態的な地域性を維持しつつ推移するものと予測する。
市場の特性	同一需給圏は、佐伯区及びその周辺の平坦部住宅地域。需要者は広島都心部及びその周辺を通勤対象とする第1次取得者層が中心である。JR五日市駅方面からは遠距離で静態的な地域として推移してきたため、八幡地区のように宅地のミニ開発が上向く状況は今のところ認められない。土地は230㎡程度で1，500万円程度、新築の戸建物件は総額3，000万円前後の水準が実需であるが、今後は画地規模の小さいミニ開発が進展していくものと思料する。
一般的要因	各種経済指標にばらつきはあるが、景気動向は総じて現状を維持しており、利便性が良好な地区を中心に、不動産需要は堅調である。

Survey report by Nagase Masamitsu (Written in Japanese)

不動産鑑定士	長瀬正光
価格	66,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	少子高齢化が進む中、利便性の劣る郊外の住宅地の需要の回復は鈍い。
地域要因の将来予測	佐伯区郊外に位置し、住宅、アパート等のほか農地も残る住宅地域であるが、街路が未整備で交通接近条件が劣るため、需要は限定的で、今後も大差なく推移すると予測される。
市場の特性	同一需給圏は佐伯区郊外の平坦部の住宅地域一円である。需要者は地縁性のある者が主体で、外からの転入は少ない。当該地域周辺は山陽新幹線南側まではミニ開発が散見されるが、山陽新幹線北側では利便性に劣るためか、ほとんど見られない。新築戸建住宅で2，800万円前後が需要の中心と見られる。
一般的要因	消費増税の延期で、ここに来てやや鈍化しつつあるものの、一段の金利低下が不動産需要を底堅くしている。

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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