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

= 313,000 yen

313,000 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 313,000 yen / m².

京都府京都市右京区北区小山北大野町６８番１４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北区小山北大野町６８番１４
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	313,000yen/㎡
Access	Kitaooji , 400 M
Acreage	77㎡
Aspect ratio	(1.0:3.5)
Structure	建物などの敷地、W(木造)2F
Present	store, residence
Water, sewer and gas services	Water, sewer and gas
The vicinity	小規模の小売店舗等が建ち並ぶ商業地域
Main road	west 11.0m city road
The other roads
Allocation of use zoning	neighborhood commercial districts, quasi-fire prevention districts
Building‐to‐land ratio, Floor area ratio	80(%),200(%)
Development area	urbanization area
Natural environment

Survey report by Morioka Takashi (Written in Japanese)

不動産鑑定士	森岡高司
価格	312,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	集客力の高い大型商業施設への顧客流出もあり、既存商店街の小規模な土地の需要は、住宅系用途への転換を内包した若干の需要増に留まっている。
地域要因の将来予測	既存の商店街を形成する近隣商業地域内に存するが、大型店への顧客流出により商環境は芳しくなく、将来的には店舗付共同住宅等としての利用が増加して行くものと予測する。
市場の特性	同一需給圏は北区のほか隣接する左京区、上京区にも及ぶ近隣商業地域乃至は商住混在地域である。店舗用地取得を考える事業者が需要の中心であるが、大型商業施設への顧客流出等で従来型の商店街等に対する土地需要はあまり高くなく、住宅系用途への転換も見据えた価格形成がなされているものと考えられる。取引の中心価格帯としては対象地程度の規模で2，500万円前後であり、背後の住宅地の地価との開差が年々薄まってきている。
一般的要因	インバウンド需要等で市内中心部の商業地では不動産市況は活況である。ただし郊外の既存商業地等ではそこまでの盛り上がりは見られない。

Survey report by Yuasa Kaoru (Written in Japanese)

不動産鑑定士	湯浅薫
価格	314,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	周辺の住宅地域を背後地とした商業地域で、日常生活関連の店舗が中心であり、大きな変化は見られない。
地域要因の将来予測	古くからの近隣商業地域であるが、大型商業施設への顧客の流出に対し良好な交通利便性及び周辺住宅地域の地価上昇から住宅併用商業地域へと徐々に移行すると予測する。
市場の特性	同一需給圏は、北区及びその隣接区等の京都市北部の商業地域で、圏内の商業地域は旧来からの商店街及び近隣商業地域が大半を占める。需要者は、個人の小売・飲食店舗業者、広域的に多店舗展開する法人事業者及び画地規模によっては賃貸マンション等の投資家が中心となる。商業地需要は、業種、立地条件及び画地規模等が多様であるため、取引価格等もまた多様である。
一般的要因	既存商店街の衰退傾向が継続する一方で、市中心部は、マンション、ホテル、商業ビル等の新築がみられ、商業地需要の二極化が進行している。

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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