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

= 224,000 yen

224,000 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 224,000 yen / m².

京都府京都市右京区北区紫野南舟岡町１２番４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紫野南舟岡町１２番４
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	224,000yen/㎡
Access	Kuramaguchi , 1 , 700 M
Acreage	109㎡
Aspect ratio	(1.0:3.0)
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	店舗兼住宅と一般住宅等が混在する近隣商業地域
Main road	north 6.2m 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 Nakajima Naoki (Written in Japanese)

不動産鑑定士	中島直紀
価格	224,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	商住混在地域であるが商業用途での需要は相対的に低調である。居住需要は比較的安定しており、地価水準は、概ね横ばいで推移している。
地域要因の将来予測	古くからの商住混在地域であるが、住居系用途の混在度合いが高まっている。特段の変動要因はなく、今後も当面の間、概ね現状のまま推移していくものと予測する。地価水準は、概ね横ばいで推移するものと予測する。
市場の特性	同一需給圏は、京都市北部の幹線道路沿いやその背後に形成される商業地域または商住混在地域等と判定した。需要者は、店舗、事務所等を需要する法人や、収益物件を需要する投資家等のほか、立地、規模によっては一般住宅を需要する個人の市場参加も考えられる。顧客通行量が多い地域では低層階の店舗需要が安定的に推移しているとともに、居住需要も比較的安定している。市場での中心価格帯は、標準的画地の規模で土地20百万円台半ば∼後半となっている。
一般的要因	景気は、一部に弱さもみられるが、雇用、所得環境の改善が続くなかで、緩やかな回復基調が続いている。

Survey report by Kida Youji (Written in Japanese)

不動産鑑定士	木田洋二
価格	223,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	小規模店舗に一般住宅が混在する商業地であり、一般的要因のとおり転用による供給が見込まれる地域であり、地価は横ばいないしやや強含みである。
地域要因の将来予測	当該地域は、低層店舗等が建ち並ぶ中、一般住宅も見られる近隣商業地域であり、下記市場の特性及び一般的要因を踏まえて今後は住宅地として性格を更に強めていくものと予測する。
市場の特性	同一需給圏は、京都市内の中心部に近い低層店舗を主体とする商業地域である。需要者の大半は、同一需給圏内の個人商店、中小法人、居住を目的とする市内の居住者などである。街路の回遊性には比較的優れるが駅接近性が劣っており、近隣小売店舗の衰退傾向の中で商況は振るわない。しかし画地が小さく総額が低位のため市場流通性は高く需要は比較的底堅い。土地は3千万円までの物件が需要の中心である。
一般的要因	観光産業は好調だが和装等の地場産業は依然低迷しており、雇用者所得の改善傾向を背景に事業用地からマンション等住宅用地への転用が進んでいる。

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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