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

= 106,000 yen

106,000 yen

As the result of the real estate appraisal carried out on Jan 01, 2017, the land value for real estate of Ukyo Ward, Kyoto, Kyoto Prefecture, Japan was determined for 106,000 yen / m².

京都府京都市右京区伏見区向島上林町９番１５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)	京都府京都市右京区伏見区向島上林町９番１５
Address	Ukyo Ward, Kyoto, Kyoto Prefecture, Japan
Price	106,000yen/㎡
Access	Mukoujima , 1 , 200 M
Acreage	81㎡
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	小規模一般住宅が多い区画整然とした住宅地域
Main road	south east 6.0m city road
The other roads
Allocation of use zoning	category 1 residential districts
Building‐to‐land ratio, Floor area ratio	60(%),200(%)
Development area	urbanization area
Natural environment

Survey report by Shimazaki Atsushi (Written in Japanese)

不動産鑑定士	嶋嵜敦
価格	106,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	地域要因に格別変動はなく、地価は底値感があり、横這い状態にある。
地域要因の将来予測	向島西部の市街化調整区域に近い小規模一般住宅が建ち並ぶ既成住宅地域で、利便性がやや劣ることから需要はやや弱い。地域要因等に格別の変動はないので、当面は現状維持で推移するものと予測する。
市場の特性	同一需給圏は、伏見区南部地域及び隣接する宇治市の近鉄京都線沿線の住宅地域一円である。需要者は当区を中心に周辺市区の居住者が多い。交通・接近条件が劣ることから需要は相対的に弱く、古くに宅地開発された住宅地域であるので取引の中心は中古住宅である。需給の中心となる価格帯は、土地で1，000万円未満、新築戸建住宅で2，000∼2，500万円程度である。
一般的要因	一部の観光地のある地域を除く商業地及び住宅地はともに概ね横這い。工業地は広域交通網整備の影響により需要が堅調である。

Survey report by Miyata Shingo (Written in Japanese)

不動産鑑定士	宮田真悟
価格	106,000円/㎡
個別的要因	個別的要因に変動はない。
地域要因	地域要因に特に変動はない。価格水準は実需に見合っていると思料され、地価は横ばいで推移している。
地域要因の将来予測	市街化調整区域に近く向島地区の住宅地域では概ね西端にあたる。近隣地域及び周辺地域の高齢化と人口の減少が進んでおり選好性は相対的に低い。標準的使用等に特段の変動は無く現状維持で推移すると予測する。
市場の特性	同一需給圏は市南部域及び隣接宇治市の住宅地域で需要者は自用目的の個人が中心である。前述の通り市街化調整区域に近く向島地区の住宅地域では概ね西端にあたる。近隣地域や周辺地域では高齢化が進み、空家も見られる等、選好性は低く新たな転入は少ない。但し土地総額で850万円台であり実需に見合った水準と考えられる。中心となる価格帯は、近隣地域では新築戸建住宅で20百万円∼23百万円程度、標準地規模の土地で8百万円∼10百万円である。
一般的要因	人口は微減。住宅着工件数もやや鈍化。快適性や利便性等の良否が需要者の選好性に及ぼす影響は強くなっており不動産市況の二極化も見られる。

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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