Overview of Koganei Musashino Hiruzu (小金井武蔵野ヒルズ)
Koganei Musashino Hiruzu (小金井武蔵野ヒルズ) is a 30-year-old condominium located at Koganeishi Midorimachi 5 Choume 19-17 (小金井市緑町5丁目19-17), Tokyo, Japan. Built in 1996, it comprises 67 units in a Reinforced Concrete (RC) structure. It was constructed by Toda Kensetsu (戸田建設).
Pricing & Floor Plans
Based on 55 past listings, prices have ranged from 2,980〜6,800万円 (approx. $198,667–$453,333 USD at ¥150/$).
Unit sizes range from 57.9–87.0 sqm (623–936 sqft). Note: Japanese measurements refer to exclusive-use area (interior only, no common areas).
Available layouts: 4LDK (4-bedroom w/ living-dining-kitchen), 2LDK (2-bedroom w/ living-dining-kitchen), 3LDK (3-bedroom w/ living-dining-kitchen).
Estimated price per sqm: ¥70.7万/sqm (approx. $4,711/sqm or $438/sqft).
Location & Neighborhood
The property is located at Koganeishi Midorimachi 5 Choume 19-17 (小金井市緑町5丁目19-17), Tokyo, Japan. It is a 12-minute walk to the nearest station. In Japan, station proximity significantly affects property values and daily convenience.
Investment Perspective
Building depreciation: In Japan, buildings depreciate significantly over time. Wood-frame houses depreciate to near-zero value at around 22 years, while RC structures depreciate more slowly but still lose value. At 30 years old, much of the building's value has already depreciated — the price largely reflects land value and location premium.
Scale advantage: With 67 units, this is a relatively large condominium. Larger buildings typically benefit from lower per-unit maintenance and repair reserve costs.
Key cultural note: Unlike the US where properties typically appreciate over time, Japanese buildings depreciate while the underlying land tends to hold or gain value. This means buyers should evaluate the land-to-building value ratio carefully.
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